(a) Number of Principal Buildings Per Lot.
(1) In the R District, only one dwelling shall be permitted on any single lot unless approved as a condominium.
(2) There can be more than one (1) principal building on an individual lot in the M-1 and C-4 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 Village 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. Minimum lot areas in a PUD District shall be as established in the PUD approval process. See Chapter 1109: Planned Unit Developments.
TABLE 1113-1: MINIMUM LOT AREA REQUIREMENTS | |
District | Minimum Lot Area |
R | 15,000 square feet |
M-1 | One acre |
C-2, C-3, C-4, or P-I | 30,000 square feet for lots with frontage along Abbe Road, Colorado Avenue, East River Road, or State Route 254 |
20,000 square feet for lots with frontage along all other roads | |
I-1 | 1 acre |
(c) Minimum Lot Width and Lot Depth.
(1) Measurements.
A. Unless otherwise stated, the lot width is the distance between the side lot lines measured along the minimum front yard setback line.
B. Lot depth is measured as the average depth of the lot between the front lot line to the rear lot line or to the most distant point on any other lot line where there is no rear lot line.
(2) Lot Width and Lot Depth Requirements. Table 1113-2 establishes the minimum lot width and lot depth requirements for all zoning districts.
TABLE 1113-2: MINIMUM LOT WIDTH AND LOT REQUIREMENTS | |||||
Zoning Districts | |||||
R | M-1 | C-2, C-3, and C-4 | I-1 | P-1 | |
Minimum Lot Width | 100 Feet | 150 Feet | 100 Feet | 100 Feet | 100 Feet |
Minimum Lot Width for Corner Lots [1] | 170 Feet | 200 Feet | 100 Feet | 100 Feet | 100 Feet |
Minimum Lot Depth | 150 Feet | 150 Feet | None | None | None |
NOTE: [1] The minimum lot width for corner lots shall only be required for one street frontage. The secondary street frontage may have the lesser minimum lot width required in this table for the applicable district. | |||||
(d) Minimum Setbacks and Yards.
(1) Setbacks and Yards Required for Buildings.
A. A yard is an 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. In cases where the side lot lines of a lot are not perpendicular to the street line, average dimensions may be used in measuring the width of side yards.
D. In cases where the rear line of a lot is not parallel with the street line, average dimensions may be used in determining the depths of rear yards.
E. Front Yard Exception for Partially Built-Up Blocks. For any undeveloped lot along a block face that was occupied prior to the effective date of 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 setbacks resulting therefrom shall not be less than two-thirds 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.
F. 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. Unenclosed entrance features such as an open platform, landing, steps, terrace, or other features 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.
(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 Village Administrator, 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 (2) 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 and is located at 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. An alley shall not be considered a street for the purposes of determining a corner lot.
iv. Such setbacks and yard locations shall apply, regardless of the orientation of the building.
Figure 1113-D: Typical setback and yard locations for a corner lot.
Figure 1113-E: 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-F.
Figure 1113-F: 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-F.
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 Village, 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
i. Panhandle lots (flag) lots shall be prohibited unless the applicant demonstrates to the Planning Commission that such lots are necessitated by unique topographic features or other special physical conditions during a major subdivision review process.
ii. If an application for a minor subdivision includes a proposed panhandle (flag) lot, such application shall be forwarded to the Planning Commission for review. Such minor subdivision application shall not be approved unless the applicant demonstrates a need for such lot types in the same manner as Paragraph 1113.01(d)(3)D.i above.
iii. Panhandle (flag) lots shall be subject to the following regulations:
a) Panhandle (flag) lots shall not be used to avoid the construction of a street.
b) 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.
c) The stacking of panhandle (flag) lots shall be prohibited. See Figure 1113-G.
Figure 1113-G: The above illustration shows the stacking of panhandle lots, which is prohibited.
d) 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 considered an interior, corner, or double frontage lot as may be applicable.
e) No structures, except for fences and walls allowed by this code, shall be permitted in the panhandle portion of the lot.
f) 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-H.
Figure 1113-H: 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-I.
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-I: 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 Village Administrator 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 | |||
Zoning District | Setback Requirements (Feet) | ||
Front Yard | Side Yard (Each Side) | Rear Yard | |
R | 50 | 10 | 25 |
M-1 | 20 | 10 | 40 |
C-2, C-3, C-4, and P-I | 50 | 20 [1] [2] | 20 [1] |
I-1 | 60 | 30 [3] | 30 [3] |
NOTES: [1] When the side or rear lot line is adjacent to an R or M-1 District, then the setback shall be increased to 50 feet. [2] When the applicable lot is located adjacent to another lot in the same zoning district, the minimum side yard setback may be reduced to zero feet, provided the building complies with the applicable fire code. [3] When the side or rear lot line is adjacent to an R or M-1 District, then the setback shall be increased to 100 feet. | |||
(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-J.
Figure 1113-J: Example of building height measurement for a
sloped roof (left) and a flat roof (right).
(2) 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. Chimneys, smokestacks, towers, water tanks or other tanks for liquids, radio or television antennae, and other permitted mechanical appurtenances located upon or constructed as an integral part of the principal building for all nonresidential uses may exceed the maximum building height but shall not have a separate height of more than fifteen (15) feet above the established roofline of the principal building.
C. Spires, belfries, cupolas, domes, monuments, and other decorative architectural features for nonresidential uses that are not habitable may exceed the established maximum height to a degree as approved by the Planning Commission
D. Governmentally-owned freestanding water tanks, towers, radio or television antennae, and flag poles.
(3) 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) |
R | 35 |
M-1 | 45 |
C-2, C-3, C-4, or P-1 | 45 |
I-1 | 45 |
(Ord. 2879. Passed 10-23-23.)