Loading...
A. Standards. Maximum density standards established for Residential districts, as stated in Section 1106.0101, for cluster housing and multiple buildings on a lot have factored into their calculations a reduction to account for internal drives and streets.
B. Measurement. Maximum density refers to the number of dwelling units allowed per acre of site area, after subtracting existing rights-of-way from the gross site area.
1. In determining density, each three beds in a dormitory will be considered the equivalent of a dwelling unit.
2. In determining density, each rooming house unit will be considered the equivalent of a dwelling unit.
C. Calculation.
1. To calculate the number of dwelling units allowed on a parcel, first subtract from the gross site area the total area of all existing rights-of-way, then multiply the resulting figure by the maximum (units per acre) density standard of the zoning district.
2. Example, a proposed attached house (villas) development on a 3.47 gross acre site area is located in a RD6 Residential Duplex District. There are 0.70 acres in existing right-of-way resulting in a developable parcel of 2.77 acres. The RD6 District maximum density for attached houses is 10 units per acre per the Residential District Table in Section 1106.0101. The project site could contain 28 units (2.77 x 10 = 27.70 or 28 units) in 14 two-unit structures (see Section 1104.0202.
3. Example, a 40,000 square foot platted lot in a RM36 Multi-Dwelling Residential District with a 1,200 square foot minimum lot area, per the Residential District Table in Section 1106.0101, could contain a 33 unit (40,000 / 1,200 = 33.33 or 33 units) apartment building.
D. Rounding of Fractions.
When the number of dwelling units yielded by density calculations result in fractions, fractions of one-half or greater are rounded to the next highest whole number, while fractions of less than one-half are rounded down to the next lowest whole number.
(Ord. 170-04. Passed 3-23-04.)
A. Lot width is the distance between side lot lines measured at the point of the required front setback. The lot width must be a continuous distance between the side lot lines.
B. Where the front lot line is along a cul-de-sac or curved street lot width is measured at the required front setback line that is parallel to the arc of the street right-of-way.
A. Measurement.
Setbacks must be unobstructed from the ground to the sky except as otherwise expressly allowed in this subsection. Some exceptions are allowed. (See Section 1106.0205E.)
B. Front Setbacks.
1. Measurement. Front setbacks extend the full width of a lot and are measured from the street or place right-of-way line.
2. Double-Frontage Lots. Double-frontage lots must provide a front setback on both streets.
3. Corner Lots. Where front setbacks have been established or are required on each of two intersecting streets, a front setback must be provided on each lot frontage of the corner lot, with the following two exceptions:
a. In Residential districts, where the required front setback exceeds 25 feet, only one front setback in excess of 25 feet is required by this Zoning Code.
b. The building width of a lot of record need not be reduced to less than 28 feet when the owner of such lot can show that ownership and control of any adjacent lot or lots of record are by another person. Under this provision, no structure shall be constructed closer than 10 feet to a right-of-way without review and approval from the Board of Zoning Appeal, unless specified in Sec. 1106.0100.
(Ord. 276-13. Passed 5-28-13.)
4. Contextual Front Setbacks. Regardless of the minimum front setback requirements imposed by the zoning district standards in this Chapter, applicants shall be allowed to use a Contextual Front Setback. A Contextual Front Setback may fall at any point between the required front setback and the front setback that exists on a lot that is nearest and oriented to the same street as the subject lot. If the subject lot is a corner lot, the Contextual Setback may fall at any point between the required front setback and the front setback that exists on the lot that is nearest and oriented to the same street as the subject lot. If all lots on the block face of the subject lot are vacant, the setback that is required by the zoning district shall apply.
a. In no case shall the setback resulting from this provision exceed any applicable maximum setback in the Commercial Districts Intensity and Dimensional Standards Table, Section 1106.0102.
b. Enclosed porches extending into a setback will not be considered part of the structure in determining the Contextual Front Setback.
C. Side Setbacks.
1. Side setbacks extend from the front setback line to the rear setback line and are measured from the side lot line. If no front, or rear, setback is required, the required setback area must run to the opposite lot line.
2. Side setbacks on through lots must run the full length of the lot between front lot lines.
3. The side setback of a corner lot is on the side opposite of the lot frontage without the address.
4. Whenever the wall of any building, principal or accessory, exceeds 50 feet in length adjacent to the side lot line of a residential zoning district, the required setback for the building must be increased by 1 foot for each 10 feet of wall length or fraction thereof beyond 50 feet, provided that the required setback need not exceed 50 feet.
5. For nonconforming lots see Section 1114.0400.
D. Rear Setbacks.
1. Rear setbacks extend the full width of the lot and are measured from the rear lot line.
2. The rear setback of a lot with more than one lot frontage is on the side of the lot opposite the lot frontage with the address.
E. Permitted Exceptions to Setback Standards.
The following features may project in required setbacks to the extent indicated:
1. Sills, belt courses, cornices, eaves and ornamental features not to exceed 12 inches;
2. Satellite dishes are allowed within rear setbacks, subject to the standards of Section 1105.0700;
3. Terraces, uncovered porches and ornamental features that do not extend more than 3 feet above the ground, provided they are set back at least 2 feet from side lot lines;
4. Enclosed balconies, enclosed fire escapes, accessibility ramps, accessibility lifts, unenclosed porches or metal awnings may project into a front or rear setback by up to 10 feet, or into a side setback for up to 3 feet, provided that a porch with jalousies or windows will be considered an enclosed porch (see Sec. 1111.1801D for enclosure of front porches); and
5. Enclosed vestibules containing not more than 40 square feet may project into a front setback by up to 4 feet.
(Ord. 170-04. Passed 3-23-04.)
6. Air conditioner condensing units may be placed within the required side yard setback but must be setback at least one (1) foot from the side lot line.
(Ord. 589-07. Passed 9-4-07.)
7. Whenever a lot abuts upon or adjoins an alley, one half of the alley width may be considered as a portion of the required rear yard setback.
8. The Plan Director may grant further exceptions to setback standards where the setback is needed to accommodate a person's disability for accessibility ramps and accessibility lifts.
(Ord. 198-11. Passed 4-19-11; Ord. 193-16. Passed 5-24-16.)
A. Measurement. Building height is measured as the vertical distance from grade at the base of the structure to:
1. The highest point of the coping of a flat roof;
2. The deck line of a mansard roof; or
3. The mean height between eaves and ridge for gable, hip and gambrel roofs.
B. Exceptions.
1. Except as specifically provided herein, the height limits of this Zoning Code do not apply to: chimneys, cooling towers, elevator bulkheads, fire towers, gas tanks, lighthouses, solariums, steeples, penthouses for mechanical equipment (e.g., elevators), stacks, stage towers or scenery lofts, tanks, water towers, ornamental towers and spires, wireless, television or radio towers or necessary mechanical appurtenances.
2. The limitation on number of stories does not apply to buildings used exclusively for storage purposes.
3. Public, semi-public or public service buildings, hospitals, institutions or schools, where permitted, may be erected to a height not exceeding 60 feet and religious assembly structures may be erected to a height not exceeding 75 feet when the required side and rear setbacks are each increased by one foot for each foot of additional building height above the height limit of the underlying zoning district.
(Ord. 170-04. Passed 3-23-04.)
Building coverage refers to the total area of a lot covered by buildings or roofed areas, as measured along the outside wall at ground level, and including all projections, other than open porches, fire escapes, canopies and the first 3 feet of a roof overhang. Ground-level parking, open recreation areas, courtyards, patios and plazas are not to be counted as building coverage.
(Ord. 170-04. Passed 3-23-04.)
Unless otherwise specified, separation distances between a proposed use and an existing use or district are measured from property line to property line by the shortest distance. For leased space in multi-tenant properties, the measurement shall be from the outer boundaries of the leased space.
(Ord. 170-04. Passed 3-23-04.)
Loading...