1198.01 Exceptions to height limitations.
1198.02 Special yard requirements.
1198.03 Exceptions to yard requirements.
1198.04 Exception to lot area and width requirements.
1198.05 Buffer area.
1198.06 Landscaping and screening requirements.
1198.07 Screening in RA, C1 through C4, and M1 through M3 Districts.
1198.08 Submission of plans.
1198.09 Screening of exterior garbage receptacles.
CROSS REFERENCES
Lots defined - see P. & Z. 1135.01(a)(46) et seq.
Yards defined - see P. & Z. 1135.01 (a)(63) et seq.
Height limits may be exceeded in the following instances:
(a) Public, semi-public or public service buildings, hospitals, institutions, agricultural buildings or schools, when permitted in a district, may be erected to a height not exceeding 110 feet, and churches and temples may be erected to a height not exceeding seventy-five feet if the building is set back from each yard line at least one foot for each foot of additional building height above the height limit otherwise permitted in the district in which the building is built.
(Ord. 711103-112. Passed 5-1-73.)
(b) Commercial television, cellular and radio towers, church spires, belfries, monuments, tanks, water and fire towers, stage towers or scenery loft, cooling towers, ornamental towers and spires, chimneys, elevator bulkheads, stacks, conveyors, and flagpoles may be erected to such height as may be authorized by the Board of Appeals.
(Ord. 001205-90. Passed 4-3-01.)
(Ord. 001205-90. Passed 4-3-01.)
The following additional yard requirements must also be observed:
(a) On lots fronting on two nonintersecting streets, a front yard must be provided on both streets.
(b) On corner lots there must be a front yard on both streets. On corner lots of record the buildable width cannot be reduced to less than twenty-eight feet, except that there shall be a yard along the side street side of such a lot of at least five feet.
(c) Where a frontage is divided among districts with different front yard requirements, the deepest front yard required shall apply to the entire frontage.
(d) In the C and M districts, there may be more than one building on a lot provided that the required yards be maintained around the group of buildings.
(e) There may be two or more related multi-family, hotel, motel or institutional buildings on a lot; provided that:
(1) The required yards be maintained around the group of buildings; and
(2) Buildings that are parallel or that are within forty-five degrees of being parallel be separated by a horizontal distance that is at least equal to the height of the highest building.
(f) Those parts of existing buildings that violate yard regulations may be repaired and remodeled, but not reconstructed or structurally altered.
(g) Required front yards shall be devoted entirely to landscaped area and the necessary paving of driveways and sidewalks to reach parking or loading areas in the side or rear yard.
(h) Where an official line has been established for the future widening or opening of a street or major thoroughfare upon which a lot abuts, then the depth of a front or side yard shall be measured from such official line to the nearest line of the building.
(i) The minimum width of side yards for schools, libraries, churches, community buildings and other public and semi-public buildings in residential districts shall be thirty-five feet, except where a side yard is adjacent to a commercial or industrial district, in which case, the width of that yard shall be as required in the district in which the building is located.
(j) No sign, fence more than fifty percent (50%) solid, wall, shrub or other obstruction to vision exceeding three feet in height above the established street grade shall be erected, planted or maintained within the area of a corner lot that is included between the corner lots of the intersecting streets and a straight line connecting them at points thirty feet distant from the intersection of the street line, except in C-3, C-4, M-1, M-2 and M-3 Districts.
(Ord. 711103-112. Passed 5-1-73; Ord. 730918. Passed 1-15-74; Ord. 770118-9. Passed 4-19-77.)
The following exceptions may be made to the yard requirements:
(a) Where, on the effective date of the Zoning Ordinance, forty percent (40%) or more of a frontage was occupied by two or more buildings, then the front yard is established in the following manner:
(1) Where the building farthermost from the street provides a front yard not more than ten feet deeper than the building closest to the street, then the front yard for the frontage is and remains an average of the then existing front yards.
(2) Where subsection (a)(l) is not the case and a lot is within 100 feet of a building on each side, then the front yard is a line drawn from the closest front corners of these two adjacent buildings.
(3) Where neither subsection (a)(1) or (a)(2) is the case, and the lot is within 100 feet of an existing building on one side only, then the front yard is the same as that of the existing adjacent building.
(b) Sills, belt courses, window air-conditioning units, chimneys, cornices, and ornamental features may project into a required yard a distance not to exceed twenty-four inches.
(c) Filling station pumps and pump islands may occupy required yards provided, however, that they are not less than fifteen feet from all lot lines.
(e) Open fire escapes, fireproof outside stairways and balconies opening upon fire towers, and the ordinary projections of chimneys and flues into a rear yard for a distance of not more than three and one-half feet when so placed as to not obstruct light and ventilation, may be permitted by the Zoning Officer.
(f) Terraces which do not extend above the level of ground (first) floor may project into a required yard, provided these projections be distant at least two feet from the adjacent side lot line.
(g) No side yards are required where dwellings are erected above commercial and industrial structures except such side yard as may be required for a commercial or industrial building on the side of a lot adjoining a residential district.
(Ord. 711103-112. Passed 5-1-73.)
(h) Where a garage is entered from an alley, it must be kept at least 15 feet from the alley line.
(i) On corner lots the minimum buildable width of twenty-eight feet for main buildings is reduced to twenty-two feet for accessory buildings.
(Ord. 001205-90. Passed 4-3-01.)
The minimum lot area and lot width requirements previously established may be modified as follows:
(a) Where a lot of record at the time of the effective date of the Zoning Ordinance has less area or width than herein required in the district in which it is located, and the owner of such lot does not own any other parcel or tract adjacent thereto, such lot may nevertheless be used for all permitted uses in the district in which it is located.
(Ord. 770608-45. Passed 9-20-77.)
(Ord. 770608-45. Passed 9-20-77.)
(b) The number of permitted dwelling units for multiple dwellings may be increased in the following instances, but in no instance may the basic density be increased by more than eighty percent (80%).
(1) By twenty percent (20%) if general development and architectural plans for the project are reviewed by the Planning Commission or a City- appointed consulting engineer or architect and recommendations resulting from such review are substantially followed by the applicant. Such recommendations shall not be binding on the Commission. In the event a consulting engineer or architect is utilized for the review process, the cost of such review shall be paid for by the applicant.
(2) By ten percent (10%) if soundproofing between apartments is provided at or in excess of an Impact Noise Rating (I. N. R. ) of +5 as described in publication of the Federal Housing Administration entitled, "A Guide to Impact Noise Control in Multi-Family Dwellings" dated January 1963.
(3) By five percent (5%) if a landscaped buffer area not used for off-street parking, with a minimum depth of ten feet or a masonry wall six feet in height is provided on all lot lines that are also district boundaries with a more restricted zoning district.
(4) By ten percent (10%) if the project provides at least two off-street parking spaces for each dwelling unit.
(5) By five percent (5%) if at least sixty-seven percent (67%) of all required parking spaces are enclosed or in an underground structure.
(6) By ten percent (10%) if the project includes a club, tennis court, swimming pool or other major recreation facility occupying at least 0.2 of a square foot of land area for each square foot of floor area in the building.
(7) By fifteen percent (15%) if the minimum open space required is exceeded by more than fifty percent (50%).
(8) The above percentages are to be applied individually and not cumulatively.
(c) Existing buildings that are in violation of lot area requirements may be remodeled or repaired, but may not be reconstructed or structurally altered unless made to conform to these requirements.
(d) Lot area per family requirements shall not apply to dormitories, fraternities, sororities, nursing homes or other similar group quarters where no cooking facilities are provided in individual rooms or apartments.
(e) Yard, garage or similar sales are permitted in all districts, except the C-4 and M-3 Districts, for a period not to exceed three consecutive days and further provided that such yard or garage sale shall not be permitted on the same property within three months of a previous sale.
(Ord. 711103-112. Passed 5-1-73; Ord. 730918-88. Passed 1-15-74.)
(a) Buffer areas shall provide for space requirements and visual screening buffers to reduce the impact of incompatible uses of property between residential zones and some RA districts, C1 districts through C4 districts and M1 districts through M3 district uses
(1) To extend space and/or screen undesirable views to reduce the impact of one land use upon another.
(2) To preserve and protect the appearance of property values in residential usage from adverse effects of adjoining non-residential uses and certain multifamily uses.
(3) Reduce the level of light and noise emanating from certain zoning districts into adjoining districts.
(Ord. 001205-90. Passed 4-3-01.)
(Ord. 001205-90. Passed 4-3-01.)
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