The following yard requirements shall apply to all yards in an R2-1 District:
(a) Front Yard: Thirty-five feet (35 ft.).
(b) Rear Yard: Forty feet (40 ft.).
(c) Side Yard: Not less than eight feet (8 ft.) but the sum of two (2) side yards shall not be less than twenty feet (20 ft.)(except with zero lot line).