(A) Measurements, generally.
(1) Purpose. The purpose of this section is to clarify the rules of measurement and exemptions that apply to all principal and accessory uses allowed in this chapter. These standards may be modified by other applicable sections of this chapter.
(2) Distance measurements, generally. Unless stated otherwise, all distances are in feet or square feet. Unless otherwise expressly stated, distances specified in this chapter are to be measured as the length of an imaginary straight line joining those points.
(3) Lots.
(a) Average lot size. The mean lot size for all lots being platted.
(b) Average lot width. The mean lot width for all lots being platted.
(c) Lot area. The amount of land area, measured horizontally, included within the lines of a lot. Lands located within any private easements shall be included within the lot area. Public rights-of-way and areas below the ordinary high-water (OHW) mark for water features are not to be included in calculating lot area, except where specifically allowed by this chapter. The terms “lot size” and “lot area” shall be interchangeable.
(d) Lot coverage. Lot coverage shall be calculated as the total horizontal surface area of impervious surface on a given lot.
(e) Lot depth. Lot depth shall be determined by a straight line connecting the midpoint of the front lot line to the midpoint of the rear lot line, or to the rear most point of the lot when there is no rear lot line (see Figure 17-1 for examples).
(f) Lot or street frontage. In the case of a building lot abutting upon only one street, the frontage line is the line parallel to and common with the right-of-way. In the case of a corner lot, that part of the building lot having the narrowest frontage on any street shall be considered the frontage line. For the purpose of determining yard requirements on corner lots and double frontage lots, all sides of a lot adjacent to streets shall be considered frontage, and yards shall be provided as required in this chapter.
(g) Lot line (see figure 17-2 for examples).
1. Corner side lot line. The corner side lot line is a side lot line that abuts a street or other right- of-way.
2. Front lot line. The front lot line is the line connecting the two side lot lines along the edge of the street that provides a lot’s street address or that opposes the primary entrance of a building.
3. Rear lot line. The rear lot line is the line connecting the two side lot lines along the edge of the lot opposite from the front line.
4. Side lot line. The side lot line is the lot line connecting the front and rear lot lines regardless of whether it abuts a right-of-way or another lot line.
Figure 17-2: Yards, lot lines and building lines
(h) Lot types.
1. Base lot. A contiguous parcel of land in identical ownership throughout, bounded by other lots or streets, and used or set aside and available for use as the site of one or more buildings or other definite purpose. References to “lot” within this chapter are synonymous with “base lot”.
2. Corner lot. A lot located at the intersection of two or more streets (other than alleys), regardless of whether or not such streets intersect at right angles.
3. Cul-de-sac lot. A lot located on the head or turnaround of a cul-de-sac with side lot lines on a tangent to the arc of the right-of-way.
4. Double frontage lot. A lot other than a corner lot with frontage on more than one street other than an alley.
5. Flag lot. An “L-shaped” lot on which the front lot line is narrower than the minimum required and is narrower than the portion of the lot that does not abut the public street.
6. Interior lot. A lot other than a corner lot with only one frontage on a street other than an alley.
7. Unit lot. A specialized lot created within a base lot simply for the purpose of defining ownership for certain multi family dwelling types.
Figure 17-3: Types of lots
(i) Lot width.
1. Lot width shall be determined by a straight line connecting the endpoints determined by the intersection of the side lot lines and the required front yard setback.
2. The width of a corner lot shall be calcula ted from the side with the least frontage on a right-of -way.
Figure 17-4: The gray lines in Figure 17-4 run along the required front yard setbacks. The width of a lot is determined by a straight line connecting the points where the front setback line intersects the side lot lines. In the case of Example C, a corner lot with a front and a corner-side setback, the width is measured along the narrower street because the front lot is defined as being along the narrower side.
(B) General lot requirements.
(1) Construction of more than one principal structure on a platted lot. Whenever any land is subdivided, a building permit for the construction of a building or other principal structure (excluding buildings under common ownership or unified control) shall not be issued unless the land is subdivided in accordance with the procedures and standards of this chapter.
(2) Any newly annexed, unplatted property shall be platted in accordance with the provisions and standards of this chapter before it is developed. For the purposes of this chapter, the term “developed” is defined as any construction activity requiring the installation of public improvements or any construction activity requiring a building permit except for: decks, driveways, fences, accessory structures less than 700 square feet in area, residential additions greater than 1,500 square feet in floor area, and commercial or industrial expansion less than 10,000 square feet in floor area.
(3) Lots divided by zoning district lines. Whenever a single lot is located within two or more different zoning districts, each portion of that lot shall be subject to all the regulations applicable to the district in which it is located.
(C) Required yards.
(1) Definitions that pertain to measurements.
(a) ACCESSORY STRUCTURE YARD. The minimum yard requirement between a lot line and an allowable accessory structure.
(b) BUILDING LINE. A line formed by the face of a building which is used to establish the yards around a building or structure.
(c) BUILD-TO LINE. A line with which the majority of an exterior wall of a building is required to coincide.
(d) RIGHT-OF-WAY (ROW). Land dedicated, deeded, used, or to be used for a street, road, alley, pedestrian way, crosswalk, bikeway, drainage facility, or other public uses, wherein the owner gives up rights to the land so long as it is being or will be used for the dedicated purpose.
(e) SETBACK LINE. A line located at the inside edge of a required front, side, or rear yard. Exterior building walls may not encroach into the required yard beyond the building setback line. Portions of a building, (e.g., an overhang, eave, entry stairs, bay windows, foundation planters, and the like) may encroach into a required yard as allowed in allowable yard encroachments.
(f) YARD. A required open area unoccupied and unobstructed by any building or by any structure or portion of a structure except as allowed by this chapter. Fences, walls, and incidental structures (e.g., flagpoles, birdhouses or feeders, clothesline posts, and the like) may be permitted within a yard provided the structures do not interfere with corner visibility.
(g) YARD TYPES.
1. CORNER SIDE YARD. A side yard extending between the front and rear lot lines parallel to an abutting street or right-of-way.
2. FRONT YARD. A yard extending between side lot lines across the front of a lot between the front lot line and the front building line.
3. REAR YARD. A yard extending across the rear of the lot between the rear lot line and the rear building line. In the case of double frontage lots, there is no rear yard, and the requirements for the front yard shall apply to the front and rear.
4. SIDE YARD. A yard extending from the front building line to rear building line. In the case of double frontage lots, the side yard extends from the front building line to the opposing building line associated with the other yard.
5. ZERO SIDE LOT LINE. A condition where no side yard is provided between two or more distinct dwelling units sharing a party wall (e.g., townhouse, duplex, attached residential, and the like).
(D) Front setback in the R-1 and R-2 Districts. The front setback in the R-1 and R-2 Districts shall be a build-to line. All other setbacks shall be minimum setbacks.
(E) Bulk.
(1) Building coverage. Building coverage is a measure of intensity of a use of land that represents the portion of a site that is covered by building footprint, as well as attached porches, decks, and balconies. Building coverage does not include driveways, streets, sidewalks, and any other areas covered by an impervious surface material, including areas of outdoor storage.
(2) Building size. Building size is the total floor area located inside exterior walls and covered by a roof.
(3) District size. The minimum size, in acres, of a base or overlay zoning district, including streets, rights-of-way, and open space areas, but excluding unbuildable lands.
(4) Floor area. The sum of the gross horizontal areas of the floors of a building measured from the exterior faces of the exterior walls or from the centerline of walls separating two buildings, and excluding the following:
(a) Attic areas with a headroom of less than seven feet;
(b) Unenclosed stairs or fire escapes;
(c) Elevator structures;
(d) Cooling towers;
(e) Areas devoted to machinery and equipment for air conditioning, ventilation, heating, and other similar building service needs;
(f) Structured parking; and
(g) Basement space not used for retailing activities, the production or processing of goods, or for business or professional offices.
(F) Height.
(1) Building height. The vertical distance from the natural grade measured either at the curb level or at a point ten feet away from the front center of the structure or building, whichever is closer, to the top of the highest point of the roof on a flat or shed roof, the deck line on a mansard roof, or to the uppermost point of all other roof types.
(2) Building story.
(a) The space between the surface of any floor and the surface of the next floor above it; or if there is no floor above it, the space between the floor surface and the top of the ceiling joists or roof rafters above it. Typically, story height in a residential structure is nine feet per story, and story height in a non-residential structure is 12 feet per story.
(b) If the finished floor level directly above a basement or cellar or unused under-floor space is more than six feet above the grade as defined herein for more than 50% of the total perimeter or is more than 12 feet above grade as defined herein at any point, such basement, cellar, or unused under-floor space shall be considered as a story.
(3) Fence and wall height. Fence and wall heights are to be measured from the adjoining average grade. In the case of grade separation such as the division of properties by a retaining wall, the height shall be determined on the basis of measurement from the average point between the highest and lowest grade.
(4) Garage side wall height. The height of a garage side wall is measured from the top of the concrete slab to the top of the top plate.
(5) Grade. Grade means the level of the finished ground surface immediately adjacent to the exterior walls of a building.
(Ord. 1040, passed 1-5-16)