(a) Number of Principal Buildings Per Lot.
(1) In the R1-A and R1-B Districts, only one dwelling shall be permitted on any single lot unless approved as a condominium.
(2) There can be more than one principal building on an individual lot in the R2-C and R-M Districts as well as on an individual lot in all nonresidential districts.
(3) The number of principal buildings per lot in a PUD shall be as approved by City Council.
(b) Minimum Lot Area.
(1) Measurements.
A. The area of a lot includes the total horizontal surface area within the lot's boundaries (lot lines).
B. No lot shall be reduced in area or dimensions so as to make said area or dimensions less than the minimum required by this code; and, if already less than the minimum required by this code, said area or dimensions shall not be further reduced. Exceptions to this standard shall only be granted if a reduction is approved as part of a PUD or variance approval.
(2) Lot Area Requirements.
A. Table 1113-1 establishes the minimum lot area requirements for individual zoning districts.
B. There are no minimum lot area requirements for the OB, LB, GB, CBD, SM-D, or PF Districts unless they are residential uses, in which case, the minimum lot area requirement in Table 1113-1 shall apply. In all other instances, such lots shall be of a size large enough to allow for all proposed buildings and required setbacks, off-street parking, loading, and stacking spaces, and all landscaping and screening requirements established in this code.
C. Minimum lot areas in a PUD District shall be as established in the PUD approval process.
(Ord. 2022-22. Passed 5-10-22.)
TABLE 1113-1: MINIMUM LOT AREA REQUIREMENTS | |
District | Minimum Lot Area (Square Feet) |
R1-A | 12,000 |
R1-B | 9,600 |
R2-C | 9,600 per each single-family dwelling |
8,500 per each dwelling unit in a two-family dwelling | |
5,445 per each dwelling unit in a rowhouse dwelling | |
R-M | 9,600 per each single-family dwelling |
8,500 per each dwelling unit in a two-family dwelling | |
4,000 per each dwelling unit in a rowhouse or multi-family dwelling | |
SM-D | 4,356 per each dwelling unit in a rowhouse dwelling |
2,178 per each dwelling unit in a multi-family dwelling | |
CS, GI, and ITC | 43,560 |
(c) Minimum Lot Width.
(1) Measurements. Unless otherwise stated, the lot width is the distance between the side lot lines measured along the minimum front yard setback line.
(2) Lot Width Requirements.
A. Table 1113-2 establishes the minimum lot area requirements for all zoning districts.
B. There are no minimum lot width requirements for the OB, LB, GB, CBD, SM-D, or PF Districts. In all other instances, such lots shall be of a size large enough to allow for all proposed buildings and required setbacks, off-street parking, loading, and stacking spaces, and all landscaping and screening requirements established in this code.
TABLE 1113-2: MINIMUM LOT WIDTH REQUIREMENTS | |
District | Minimum Width (Feet) |
R1-A | 100 |
R1-B | 80 |
R2-C | 80 for lots with a single-family dwelling |
100 for lots with a two-family dwelling | |
150 for lots with a rowhouse dwelling | |
R-M | 80 for lots with a single-family dwelling |
100 for lots with a two-family dwelling | |
200 for lots with a rowhouse dwelling | |
CS and GI | 100 |
ITC | 100 unless the lot is used for a trucking terminal, in which case, the minimum lot width is 350 feet. |
(d) Minimum Setbacks and Yards.
(1) Setbacks and Yards Required for Buildings.
A. A yard is the open area created by the required setbacks. Where required, a yard for any structure shall be located on the same lot as the structure and shall not include any yard or open space areas from an adjacent lot.
B. While a yard is defined as an open area, certain structures and uses may be permitted in required yards as specified in this code.
C. Where the term "required" is used before any yard type, that required yard shall be the area of the yard between the applicable lot line and the required yard setback distance from the applicable lot line, regardless of the presence of a building. See Figure 1113-A.
Figure 1113-A: The above image illustrates the use of the term "required yards" on a typical interior lot versus the location of the full front, side, and rear yards as defined in the next sections of this code.
(2) Measurements and Exceptions.
A. Setbacks refer to the unobstructed, unoccupied open area between the foundation or base of a structure and the property line (lot line) of the lot on which the structure is located. Setbacks shall not contain any structure except when in conformance with this code.
B. A setback shall not be reduced in any manner to less than the required dimensions for the district in which it is located, and a setback of less than the required dimensions shall not be further reduced in any manner unless otherwise noted in this code (e.g., nonconforming structures or by variances).
C. Front Yard Exception for Partially Built-Up Blocks. Where fifty percent (50%) or more of the block face on which a principal building is to be constructed, is occupied by buildings of the type and use permitted in the district before the effective date of this code, with a front yard setback of less than required by this code, the minimum front yard for new buildings shall be no less than the average setback distance of existing buildings located within 100 feet on either side of the applicable lot. However, front yard setback resulting therefrom shall not be less than one-half of the dimensions specified in the schedule in Table 1113-3. See Figure 1113-B.
Figure 1113-B: Illustrative example of the provision for a front yard exception where structures on nearby lots do not meet the minimum front yard setback.
D. Projections into Required Yards. Every part of a required yard shall be open to the sky and unobstructed except:
i. As otherwise provided in this chapter;
iii. For landscaping as allowed in this code;
iv. For parking and circulation as allowed in this code;
v. For signage as allowed in this code;
vii. For the ordinary projections that are a part or feature of a building which extends or projects outside of the exterior, enclosing facades. It is intended that certain features may project into required yards, but they shall be regulated so as not to substantially interfere with the reception of sun, light, air and the use of adjacent lots as follows:
a) Architectural features such as a belt course, balcony, cornice, gutter or chimney may project into a front and side yard for a distance of two (2) feet;
b) Entrance features such as an open platform, landing, steps, terrace, or other feature not extending above the first-floor level of a building may extend six (6) feet into a front yard and three (3) feet into a side yard.
c) An unenclosed shelter (e.g., entrance hood or open, but roofed porch), open deck, porch, platform, landing, steps, terrace or other feature that is not fully enclosed and does not extend above the first-floor level of a building may extend:
1) Ten (10) feet into the front yard provided such encroachment does not exceed fifty percent (50%) of the width of the front building facade;
2) Six (6) feet into a front yard along the entire width of the front building facade; and
3) Three (3) feet into a side yard.
d) An enclosed entry or porch shall not project into any required yard area. See also Section 1113.01(d)(2)D.
(3) Lot Configurations and Rules for Setbacks and Yards.
A. Interior Lots.
i. Unless otherwise stated, the required minimum front yard setback shall be measured from the street right-of-way or, where a right-of-way is not identified, the front lot line. See Figure 1113-C.
ii. The lot line located directly behind the rear of the structure, as determined by the Director of Community Development, shall be the rear lot line and the rear yard setback shall be applied. See Figure 1113-C.
iii. All other lot lines shall be considered the side lot line and the side yard setback shall be applied. See Figure 1113-C.
Figure 1113-C: Typical setback and yard locations for an interior lot.
B. Corner Lots. Lots that have street frontage on two intersecting streets shall be considered a corner lot, subject to the following:
i. The lot line that runs parallel with the front facade of the building on the rear of the lot shall be the rear lot line, and the minimum rear yard setback shall be applied from such lot line. See Figure 1113-D.
ii. All other lot lines shall be a side lot line, and the minimum side yard setback shall be applied from such lot lines. See Figure 1113-D.
iii. In residential districts, the required minimum front yard setback shall be provided from each street right-of-way or, where a right-of-way is not identified, the lot line adjacent to the street. See Figure 1113-D. Where the rear yard of the corner lot abuts the rear yard of the adjacent lot, the front yard along the side street (parallel with the side of the building) may be reduced to twenty (20) feet. See Figure 1113-E.
iv. In the OB, LB, GB, CBD, and SM-D Districts, the front yard requirement on the side street may be reduced to ten (10) feet.
v. An alley shall not be considered a street for the purposes of determining a corner lot.
vi. Such setbacks and yard locations shall apply, regardless of the orientation of the building.
vii. Buildings on corner lots should be oriented to face the street on which the lot has the narrowest frontage but may also be oriented toward the corner of the lot, in which case, the setbacks and yard locations shall be as illustrated in Figure 1113-F.
Figure 1113-D: Typical setback and yard locations for a corner lot.
Figure 1113-E: Illustration showing where the secondary front yard setback (identified in the illustration as "Front Yard**") can be reduced to twenty (20) feet when the rear yard of one corner lot is adjacent to the rear yard of another lot.
Figure 1113-F: Typical setback and yard locations for a corner lot where the building is oriented toward the corner of the lot.
C. Double Frontage (Through) Lots. Double frontage lots shall be discouraged and shall only be approved if necessitated by unique topographic features or other special physical conditions as deemed necessary by the Planning Commission. Double frontage lots shall be subject to the following regulations:
i. Where a lot is considered a double frontage (through lot) lot, the required minimum front yard setback shall be provided on all lot lines that abut a street. See Figure 1113-G.
Figure 1113-G: Typical setback and yard locations for a double frontage (through) lot.
ii. The remaining lot lines not abutting a public road right-of-way shall be considered as side yards and shall have the required minimum side yard setback provided for each side lot line. See Figure 1113-G.
iii. For the purposes of allowing accessory uses and fences, which are allowed in a rear yard, the yard that is located to the rear of the principal building shall be considered the rear yard and the setbacks of Section 1113.01(d) shall apply to all accessory uses or structures. Such accessory uses or structures shall not be permitted in the required front yard areas adjacent to each street.
iv. Where alleys exist in the City, any lots that have frontage along the alley shall not be considered a double frontage (through) lot and shall either be regulated as an interior lot or corner lot depending on the location of the subject lot within the block.
D. Panhandle (Flag) Lots. Panhandle lots (flag) lots shall be discouraged and shall only be approved if necessitated by unique topographic features or other special physical conditions as deemed necessary by the Planning Commission. Panhandle (flag) lots shall be subject to the following regulations:
i. Panhandle (flag) lots shall not be used to avoid the construction of a street.
ii. The area of the "panhandle" portion of the lot connecting the lot to the public street shall not be included in the area of the lot for the purposes of determining compliance with the required minimum lot area for the district in which the lot is located.
iii. The stacking of panhandle (flag) lots shall be prohibited. See Figure 1113-H.
Figure 1113-H: The above illustration shows the stacking of panhandle lots, which is prohibited.
iv. The panhandle shall have a minimum width of ten (10) feet along the entire width of the panhandle. The maximum width shall be forty (40) feet and anything with a width of forty (40) feet or greater shall be consider an interior, corner, or double frontage lot as may be applicable.
v. No structures, except for fences and walls allowed by this code, shall be permitted in the panhandle portion of the lot.
vi. The minimum front yard setback requirement shall be measured from the lot line that creates the rear lot line of the adjacent lot as illustrated in Figure 1113-I.
Figure 1113-I: Typical setback and yard locations for a panhandle lot.
E. Cul-de-Sac or Curved-Street Lot.
i. For a cul-de-sac lot or a lot abutting a curved street, the front-yard setback shall follow the curve of the front property line (lot line). See Figure 1113-J.
ii. On a cul-de-sac roadway, knuckle, or eyebrow, the required street frontage shall be required and measured at the street right-of-way on the curve of the cul-de-sac, knuckle, or eyebrow.
Figure 1113-J: Typical setback and yard locations for a curved street or cul-de-sac.
F. Other Lot Configurations. Where there is an instance of a lot configuration not addressed in the previous sections (e.g., interior, corner, panhandle, etc.), or where there is an atypical building orientation on any lot, the Director of Community Development shall have the authority to make a determination regarding where front, rear, and side yard setbacks are required.
(4) Minimum Setback Requirements.
B. Table 1113-3 establishes the minimum setback requirements for principal buildings in all zoning districts.
TABLE 1113-3: MINIMUM SETBACK REQUIREMENTS | |||
District | Setback Requirements (Feet) | ||
Front Yard | Side Yard (Each Side) | Rear Yard | |
Residential Zoning Districts | |||
R1-A | 40 | 15 | 35 |
R1-B | 30 | 10 | 35 |
R2-C | 30 | 10 for single-family dwellings | 35 |
12 for all other dwellings | 35 | ||
R-M | 30 | 10 for single-family dwellings | 35 |
12 for all other dwellings that are 2 stories in height or shorter | |||
15 for all other dwellings | |||
Commercial Zoning Districts | |||
OB and LB | 50 | No side yard setback is required unless adjacent buildings are to be separated, then a 10-foot separation between buildings is required. [1] | 10 [1] |
GB | 50 | There shall be a minimum separation of 10-feet between adjacent buildings in the same district [2] | 10 [2] |
CBD and SM-D | 14 from the back of the street curb [3] | No side yard setback is required unless adjacent buildings are to be separated, then a 10-foot separation between buildings is required. [4] | 45 [4] |
Industrial Zoning Districts | |||
CS | 50 | 15 from adjacent lots in nonresidential districts and 50 feet from adjacent lots in residential districts | |
GI | 50 | 15 from adjacent lots in nonresidential districts and 25 feet from adjacent lots in residential districts | |
ITC | 50 [5] | 25 from adjacent lots in nonresidential districts and 100 feet from adjacent lots in residential districts | |
Special Zoning Districts | |||
PF | Equal to the front yard setback of the nearest, adjacent district. | 50 for all side and rear yard setbacks. | |
NLO | See Section 1107.01. | ||
NOTES: [1] When the lot is adjacent to a lot in a residential zoning district, the minimum set back shall be increased to 20 feet from the lot line in the residential district. [2] When the lot is adjacent to a lot in a residential zoning district, the minimum set back shall be increased to 30 feet from the lot line in the residential district. [3] In the CBD and SM-D District, there shall be a maximum front yard setback of 25 feet from the back of the street curb. [4] When the lot is adjacent to a lot in a residential zoning district, the minimum side yard setback shall be increased to 15 feet from the lot line in the residential district. If the rear yard of a lot in the CBD District is adjacent to a lot in a residential district, the rear yard setback shall be increased to 30 feet. [5] Buildings shall be set back a minimum of 400 feet from any adjacent lot line in a residential district if the building or applicable lot is used for a truck terminal. |
(e) Maximum Building Height.
(1) Measurement. Where specified in feet, building height shall be measured as the vertical distance from the average grade at the base of the structure to the mid-point between the eaves and the peak line for any sloped roof or to the highest point of a flat roof, excluding architectural features (e.g., vents, cupolas, weather vanes, chimneys, etc.), roof embellishments, or chimney extensions. See Figure 1113-K.
 |  |
Figure 1113-K: Example of building height measurement for a sloped roof (left) and a flat roof (right).
(5) Exceptions to Height Limits. The maximum height limits established in this code shall not apply to:
A. Educational facilities, places of worship, hospitals, and other public and institutional uses, may have a maximum height of sixty (60) feet provided that all yard setbacks shall be equal to or more than the height of the building wall adjacent to such lot line.
B. Spires, belfries, cupolas and domes, monuments, chimneys, smokestacks, towers, water tanks or other tanks for liquids, radio or television antennae, monuments and other permitted mechanical appurtenances located upon or constructed as an integral part of the principal building for all nonresidential uses provided the height of the feature does not exceed two (2) times the lot width; and
C. Governmentally-owned freestanding water tanks, towers, radio or television antennae, and flag poles.
(6) Maximum Height Standards.
A. Table 1113-4 establishes the maximum building height for principal buildings.
TABLE 1113-4: MAXIMUM HEIGHT OF PRINCIPAL BUILDING | |
District | Maximum Height (Feet) |
R1-A | 35 |
R1-B | 35 |
R2-C | 35 |
R-M | 40 |
OB, LB, GB, CBD and SM-D | 35 |
CS, GI, and ITC | 50 |
PF | 40 |
(f) Minimum Floor Area for Dwelling Units.
(1) Calculation.
A. The minimum floor area of a dwelling unit shall include all finished and habitable spaces including the basement floor area when more than one-half of the basement height is above the finished lot grade level at the front of the building.
B. Garages, outdoor patios, porches, or decks, and accessory buildings shall not be included in the minimum floor area of a dwelling.
C. Such requirements shall only apply to single-family dwellings, two-family dwellings, rowhouse dwellings, multi-family dwellings, and dwelling units located in mixed-use buildings. These requirements shall not apply to hospitals, nursing homes, or similar types of residential uses that are institutional in nature.
(2) Minimum Floor Area Requirements.
A. The minimum floor area for single-family dwellings shall be 1,000 square feet.
B. The minimum floor area for all other dwelling units shall be 600 square feet.
C. There shall be no minimum floor area requirement for dwelling units in the CBD District.
(g) Maximum Lot Coverage.
(1) Measurement. Where used, lot coverage is that portion of a lot, or a specified yard, which when viewed directly from above, would be covered by principal and accessory buildings. Decks, pervious paver blocks, driveways, patios, parking lots, and structures that are not buildings shall not count as impervious surfaces. The Director of Community Development shall have the final determination of what are considered buildings and the total coverage that is considered impervious surfaces.
(2) Maximum Lot Coverage Standards.
Table 1113-5 establishes the maximum lot coverage for all buildings on an individual lot within the applicable district.
TABLE 1113-5: MAXIMUM LOT COVERAGE | |
District | Maximum Lot Coverage |
R1-A, R1-B, R2-C, and R-M | 35 percent |
OB, LB, and GB | 30 percent |
CBD and SM-D | 75 percent |
CS and GI | 50 percent |
ITC | 40 percent |
PF | 40 percent |
(Ord. 2022-22. Passed 5-10-22.)