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(a) Lot Area Measurement. Lot area refers to the amount of horizontal land area within lot lines. Public rights-of-way shall not be included in calculating lot area. No site plan, subdivision approval, zoning certificate, or other development approval shall be issued for a lot that does not meet the minimum lot area requirements of this Code, except as otherwise allowed in this Code.
(b) Lot Width Measurement. Lot width refers to the horizontal distance between the side lot lines as measured a straight line parallel to the front lot line (the lot line abutting the street on which the property has its principal access) or the chord thereof. The minimum lot width shall be measured between the side lot lines along a line that is parallel to the front lot line and located the minimum front setback distance from the front lot line. (See Figure 1)
(c) Setbacks–Building and Structure Setbacks from Lot Line. Setbacks shall be measured as the distance between the nearest lot line and the furthermost projection of a building or structure along a line at right angles to the lot line. Setbacks shall be unobstructed from the ground to the sky except as otherwise specifically allowed in this section. (See Figure 2)
(1) Features allowed within setbacks.
A. Driveways, patios, parking lots, and sidewalks provided that the edge of such structures shall be set back at least three feet from an adjacent property line;
B. Steps to the principal entrance to enter the structure, together with railings no more than three feet in height, and associated roofs, provided they do not extend more than six feet into the required yard setback;
C. Trees, vegetation, or other features of natural growth;
D. Fences or walls subject to height restrictions set forth in this Code;
E. Chimneys not more than eight feet in width, bay windows, balconies on second and third floor levels, buttresses, piers, pilasters, outdoor access ways to basement areas protected by railings at least two feet six inches high on two sides, and roof overhangs may project no more than three feet into a required yard;
F. Cornices, canopies, eaves, or other similar architectural features may extend no more than two feet, six inches into a required yard;
G. Fire escapes and handicap ramps, together with associated roof provided they project no more than thirty percent of the required yard setback dimensions;
H. Utility lines, wires, and associated structures such as power poles; and
I. Signs if permitted by the sign regulations of this Code.
(2) Front setbacks on corner lots. For corner lots, one side of the lot with street frontage shall be designated the front and required to establish the applicable front yard setbacks.
(3) Yards abutting alleys.
A. In computing the depth of a rear yard or the width of a side yard, where the rear or side yard abuts an alley, one-half of the width of the alley may be included as a portion of the required rear or side yard, subject to the limits in division (c)(3)B. of this section. (See Figure 3)
B. No building where a side or rear yard is required shall be closer than three feet to a side alley lot line or ten feet to a rear alley lot line, except that an accessory residential garage structure may be no closer than three feet to a rear alley lot line.
(d) Setbacks–Development Setbacks from Stream Corridors or Wetlands.
(1) Stream corridors. Setbacks from stream corridors shall be measured from the ordinary high water mark, as "ordinary high water mark" is defined in Chapter 1213 .
(2) Wetlands. Setbacks from wetlands shall be measured from the delineated wetland edge. See Section 1207.03 , Wetlands/Stream Corridor Protection re. delineation of wetlands.
(1) Measure ment of maximum building height in feet. Height shall be measured as the vertical distance in feet between finished grade (including finished grade of a basement with direct, at-grade walk-out access) to the top of the highest roof beam on a flat or shed roof, the deck level on a mansard roof, or the average distance between the eaves and the apex of a gable, hip, or gambrel roof. (See Figure 4)
(2) Measurement of maximum fence height in feet. Height shall be measured as the vertical distance between the natural grade of land and the highest point of the fence, excluding incidental decorative items.
(3) Exemptions from height standards. The following structures and features shall be exempt from the height requirements of this Code, but in no case shall such structures or features be greater than any height specified below or 100 feet, whichever is less, unless a variance is granted.
A. Chimneys, smokestacks, or flues that cover no more than five percent of the horizontal surface area of the roof and extend no more than four feet above the maximum structure height permitted in the zone district;
B. Cooling towers and ventilators that cover no more than five percent of the horizontal surface area of the roof and extend no more than four feet above the maximum structure height permitted in the zone district;
C. Elevator bulkheads and stairway enclosures;
D. Water towers and fire towers that extend no more than four feet above the maximum structure height permitted in the zone district;
E. Utility poles and support structures;
F. Belfries, spires, steeples, cupolas, and domes provided they are not used for dwelling purposes; and
G. Barns, silos, or other farm structures or buildings on farms used for agricultural purposes.
(f) Density/Measurement of Density for Residential Development (Section 1203.09 ).
(1) Gross density shall mean the measure of dwelling units permitted per gross acre of land area contained in the development.
(2) Net density shall mean the measure of dwelling units permitted per acre of land area contained in the development, excluding streets, easements, public open space, land under water, and certified wetlands and floodplains. Wetland and other sensitive area setbacks and private open space shall not be excluded in calculating net density. Unless otherwise indicated in this Code, any specified residential density shall be net density.
(g) Exterior Lighting–Measurement of Lighting Levels.
(1) Metering equipment. Lighting levels shall be measured in footcandles with a direct-reading, portable light meter. The meter shall have a color and cosine-corrected sensor with multiple scales and shall read within an accuracy of plus or minus five percent. The meter shall have been tested, calibrated, and certified by an independent commercial photometric laboratory or the manufacturer within one year of the date of its use.
(2) Method of measurement. The meter sensor shall be mounted not more than six inches above the ground level in a horizontal position. Readings shall be taken by qualified personnel only after the cell has been exposed long enough to provide a constant reading. Measurement shall be made after dark with the light sources in question turned on and again with the same sources off. The difference between the two readings shall be compared to the maximum permitted illumination set forth in this Code. This procedure eliminates the effects of moonlight and other ambient light.
(h) Spacing Requirements. Unless otherwise specified, the required minimum space between a proposed use and an existing use or lot shall be measured from the edge of the principal structure housing the proposed use to the closest edge of the principal structure housing the existing use or to the closest lot line.
(Ord. 16-148 , § 1. Passed 2-21-17; Ord. 18-93. Passed 10-15-19.)