A. By administrative review of the Zoning Administrator, the front yard of a proposed building may be decreased in depth to the average alignment of a majority of existing buildings on the same block frontage (same side) located within 100 feet of the proposed building.
B. This subsection applies in place of the standard front yard setback requirements in certain cases in the R-3, C-C, C-N and C-R districts so that the front yard building setback is consistent with the average existing setback. This section shall only apply if more than 75% of the lots within the block frontage are occupied by a principal building. The required front yard building setback shall apply from a public street right-of-way for a new principal building. A majority of the front building wall and/or the front porch of such new building shall meet such required building setback. An area used for outdoor seating of a restaurant shall be considered the same as a front porch.
(1) The required front yard building setback shall be based upon the average setback of all existing principal buildings that are on the same side of the same block frontage of the street. The required front yard building setback shall not vary from the average setback by more than five feet to the front or to the back of the average setback.
(a) For example, if two lots on one side have existing five-foot setbacks, and two lots on the second side have existing fifteen-foot setbacks, the average shall be 10 feet. Therefore, if the average setback is 10 feet, the minimum front yard building setback for a new building shall be five feet and the maximum front yard building setback shall be 15 feet.
(2) If one existing building on another lot has a front setback that is more than 25 feet different in setback from the average of the other buildings, it shall not be considered in the average. A lot that is not occupied by a principal building shall not be considered in the average.
(3) If a lot includes more than one principal building, this provision shall apply to the building that is closest to the front. For a corner lot, this provision shall apply to the one street line that has the most principal buildings fronting upon it, and shall not require a smaller setback that is otherwise required along the second street line.
(4) If the Zoning Administrator determines that there is not an average front yard building setback, then the minimum front yard building setback shall apply.
(5) A larger setback may still be required if necessary to comply with City sight clearance regulations at an intersection.
C. An unenclosed stoop or steps may intrude into the front yard setback.
D. The removal or enclosure of a front porch shall need special exception approval. The Zoning Hearing Board shall consider whether the change would harm the character of the block, considering the presence of porches on other buildings within the block. The Board may place conditions upon the design of an enclosure or a replacement porch to maintain consistency with other buildings on the block. This requirement shall not apply in any of the following cases:
(1) If the porch removal or enclosure will require City approval under Chapter 295, Historic Districts;
(2) If the porch includes less than 20 square feet of floor area;
(3) If the porch covers historic architectural details of the facade and the porch was not original to the structure; or
(4) If the porch was added after 1950.