The only front yard exceptions shall be:
(a) In any District where a block has 20 percent of the lot frontage on one side of the street improved with buildings, the minimum front yard for each lot along the frontage shall be established in the following manner:
At the option of the owner, the front yard shall be established as the front yard required in the district in which the lot is located or otherwise as follows:
(1) The minimum front yard for a vacant lot within 100 feet of existing buildings on each side of the lot shall be established as that space in front of a line drawn between the closest front corners of the two adjacent existing buildings.
(2) The minimum front yard of a vacant lot within 100 feet of an existing building on only one side of the lot shall be established as an average of the setback of the closest front corner of the adjacent existing building and the depth of the front yard required for the district in which the lot is located.
(3) The minimum front yard of a vacant lot which is not within 100 feet of an existing building on either side of the lot shall be the front yard required for the district in which the lot is located.
(4) The minimum front yard for a proposed addition to an existing principal building or accessory building shall be equivalent to the setback of the closest front corner of the principal building or accessory building. For corner lots and double frontage lots, this modification (4) shall apply to each street and the closest front corner that the principal building or accessory building setback from that particular street. For corner lots, this modification (4) shall not allow an addition to be constructed within a visibility triangle at all street intersections including at least the area within the first fifty (50) feet along the intersecting right-of-way lines (projected if rounded) and a line connecting the ends of such fifty foot lines. Similar visibility triangles shall be provided at intersections of alleys with streets, driveways with streets and alleys with alleys; however, the measurement along the intersecting lines shall be ten (10) feet instead of fifty (50).
(5) The minimum setback for a proposed detached accessory building within 100 feet of an existing building on an adjacent lot shall be established as that area in front of a line drawn between the closest front corners of the adjacent existing building and the principal building on the lot of the proposed accessory building. No garage, however, shall be located closer than 18 feet to the front lot line unless the garage is entered from the side.
(6) The minimum front yard for a proposed detached accessory building which is not located within 100 feet of an existing building on an adjacent lot shall be established as an average of the closest front corner of the principal building on the lot of the accessory building and the depth of the front yard required in the district in which the lot is located. No garage, however, shall be located closer than 18 feet to the front lot line unless the garage is entered from the side.
(b) A variance may be granted by the Board of Zoning Appeals modifying yard requirements when the owner of a lot demonstrates practical difficulty in complying with the yard requirements of this code. To grant a variance, only the conditions indicated below shall be applied. In no case, however, may a variance be granted for more than a 28 percent reduction of the required yard without applying other conditions of Chapter 1172.06.
(1) The essential character of the neighborhood, i.e., adjacent properties, will not be substantially altered or suffer detriment as a result of the reduction;
(2) There is no other feasible method of solving the property owner's plight;
(3) The spirit and intent behind the yard requirements will be observed and substantial justice done by granting variance; and
(4) The owner's plight in unique or peculiar to the property in question, not shared with other landowners in the area, and not due to general conditions in the neighborhood.