[CC 2001 §17.60.010; Ord. No. Z-1-99 §400.150(A), 6-8-1999]
The regulations hereinafter set forth in this Article qualify
or supplement, as the case may be, the district regulations appearing
elsewhere in this Chapter.
[CC 2001 §17.60.020; Ord. No. Z-1-99 §400.150(B), 6-8-1999]
A. Minimum lot area and lot width requirements shall not apply to lots of record as of the effective date of this Chapter (see Section
405.040 Definition for "Lot of record").
B. No
basement or cellar shall be occupied for residential purposes until
the remainder of the building has been substantially completed.
C. Where
a lot or tract is used for farming or for a commercial or industrial
purpose, more than one (1) main building may be located upon the lot
or tract, but only when such buildings conform to all open space requirements
around the lot for the district in which the lot or tract is located.
D. In
the event that a lot is to be occupied by a group of two (2) or more
related buildings to be used for multiple dwelling, educational, institutional,
motel or hotel purposes, there may be more than one (1) main building
on the lot; provided however, that the open spaces between buildings
that are parallel or within forty-five degrees (45°) of being
parallel shall have a minimum dimension of twenty (20) feet for one-story
buildings, thirty (30) feet for two-story buildings and forty (40)
feet for three- or four-story buildings.
E. Where
an open space is more than fifty percent (50%) surrounded by a building,
the minimum width of the open space shall be at least twenty (20)
feet for one-story buildings, thirty (30) feet for two-story buildings
and forty (40) feet for three- and four-story buildings.
F. Every
part of a required yard shall be open to the sky, unobstructed except
as follows:
1. Ordinary projections of skylights, sills, belt courses, cornices
and ornamental features projecting not to exceed twelve (12) inches.
The twelve (12) inch limitation shall apply to commercial and industrial
property only;
2. Ordinary projecting of chimneys and flues, not to exceed seventy-two
(72) inches in width, projecting not to exceed twenty-four (24) inches;
3. Roof overhangs projecting not to exceed eighteen (18) inches, except
that roof overhangs on the south side of a building may not project
forty-eight (48) inches into a side or rear yard but no closer than
forty-eight (48) inches to a property line;
4. Canopy overhangs for service stations projecting a maximum of eighteen
(18) inches into required front yards;
5. Slab type porches or paved terraces having a maximum height of not
more than twelve (12) inches above or below ground elevation at any
point may project into any yard except that the projection into a
front yard shall not exceed ten (10) feet;
6. In all "R" residence districts, air-conditioning units extending
into side or rear yards a maximum of thirty (30) inches;
7. Driveways, ramps, sidewalks and parking lots as otherwise permitted
by this Chapter.
G. Open
or lattice-enclosed fire escapes, required by law, projecting into
a yard not to exceed five (5) feet and the ordinary projection of
chimneys and plasters shall be permitted by the Building Inspector
when placed so as not to obstruct light and ventilation.
H. In
any residential district, no fence, structure or planting shall be
maintained within thirty (30) feet of any street intersection.
[CC 2001 §17.60.030; Ord. No. Z-1-99 §400.150(C), 6-8-1999]
A. Where
lots have double frontage, the required front yard shall be provided
on both streets.
B. An
open, unenclosed porch, balcony or paved terrace may project into
a front yard for a distance not to exceed ten (10) feet. An unenclosed
vestibule containing not more than forty (40) square feet may project
into a front yard for a distance not to exceed four (4) feet.
C. The
front yards heretofore established shall be adjusted in the following
cases:
1. Where forty percent (40%) or more of the frontage of the same side
of a street between two (2) intersecting streets is developed or may
hereafter be developed, with two (2) or more buildings that have (with
a variation of five (5) feet or less) a front yard greater or lesser
in depth than herein required, new buildings shall not be erected
closer to the street than the average front yard so established by
the existing building nearest the street line.
2. Where forty percent (40%) or more of the frontage on one (1) side
of a street between two (2) intersecting streets is developed or may
hereafter be developed, with two (2) or more buildings that have a
front yard of greater or lesser depth than described above, then:
a. Where a building is to be erected on a parcel of land that is within
one hundred (100) feet of existing buildings on both sides, the minimum
front yard shall be a line drawn between the two (2) closest front
corners of the adjacent building on each side; or
b. Where a building is to be erected on a parcel of land that is within
one hundred (100) feet of an existing building on one (1) side only,
such building may be erected as close to the street as the existing
adjacent building.
[CC 2001 §17.60.040; Ord. No. Z-1-99 §400.150(D), 6-8-1999]
A. The
required side yard on the street side of a corner lot shall be the
same as the required front yard on such street, except that the building
width shall not be reduced to less than thirty-two (32) feet and no
accessory building shall project beyond the required front yard on
either street.
B. For
the purpose of the side yard regulations, a two-family dwelling or
a multiple-family dwelling shall be considered as one (1) building
occupying one (1) lot.
C. Commercial
or industrial buildings used in part for dwelling purposes shall provide
side yards not less than five (5) feet in width unless every dwelling
room opens directly upon a front yard, rear yard or court.
D. Terraces,
uncovered porches, platforms and ornamental features which do not
extend more than three (3) feet above the floor level of the ground
(first) story may project into a required yard; provided, that these
projections be distant at least two (2) feet from the adjacent side
lot line.
E. Whenever
a lot of record at the effective date of this Chapter has a width
of less than fifty (50) feet, the side yards may be reduced to a width
of not less than ten percent (10%) of the width of the lot, but in
no instance shall it be less than three (3) feet.
[CC 2001 §17.60.050; Ord. No. Z-1-99 §400.150(E), 6-8-1999]
A. Open-lattice
enclosed fire escapes, fire-proof outside stairways and balconies
opening upon fire towers and the ordinary projections of chimneys
and flues into the rear yard may be permitted for a distance of not
more than three and one-half (3½) feet and where the same are
so placed as not to obstruct light and ventilation.
B. Where
a lot abuts upon an alley, one-half (½) the alley width may
be considered as part of the required rear yard.
[CC 2001 §17.60.060; Ord. No. Z-1-99 §400.150(F), 6-8-1999]
A. No
accessory buildings shall be constructed upon a lot until the construction
of the main building has been actually commenced and no accessory
building shall be used unless the main building on a lot is completed
and used. Also, no accessory building shall be used for dwelling purposes,
other than by domestic servants employed entirely on the premises.
B. Accessory
buildings may be built in a required rear yard but such accessory
buildings shall not occupy more than thirty percent (30%) of a required
rear yard and shall not be nearer than five (5) feet to any side or
rear lot line, except that when a garage is entered from an alley,
it shall not be located closer than ten (10) feet to the alley line.
If a garage is located closer than ten (10) feet to the main building,
the garage shall be regarded as part of the main building for the
purposes of determining side and rear yards.
[CC 2001 §17.60.070; Ord. No. Z-1-99 §400.150(G), 6-8-1999]
A. Public,
semi-public or public-service buildings, hospitals, institutions or
schools, when permitted in a district, may be erected to a height
not exceeding sixty (60) feet if the building is set back from each
yard line at least one (1) foot for each two (2) feet of additional
building height above the height limit otherwise provided in the district
in which the building is located.
B. Chimneys,
cooling towers, elevator bulkheads, fire towers, monuments, smokestacks,
stage towers or scenery lofts, tanks, water towers, ornamental towers
and spires, radio and television towers, antennae or aerials, conveyors,
flagpoles, grain elevators or necessary mechanical appurtenances are
exempt from the height regulations as contained herein.
C. Buildings
that are to be used for storage purposes only may exceed the maximum
number of stories that are permitted in the district in which they
are located, but such buildings shall not exceed the number of feet
of building height permitted in such district.