§ 11. AREA REGULATIONS

Latest version.

11-100. Except as hereinafter provided, no building or structure or part thereof shall be erected, altered or converted for any use permitted in the district in which it is located unless it is in conformity with all the minimum regulations herein specified for lot area, lot width, lot depth, lot coverage and front, side and rear yards.

(11-101) Lot area. The minimum residential lot area for the various districts shall be in accordance with the following schedule except that a lot having less area than herein required which was an official "lot of record" prior to the adoption of this ordinance may be used for a single-family dwelling and no lot existing at the time of passage of this ordinance shall be reduced in area below the minimum requirements set forth herein.

(a)

In the following zoning districts the minimum lot area for each residential dwelling unit shall be in accordance with the following schedule.

(b)

The minimum lot areas in a planned development district shall be established in the amending ordinance.

SCHEDULE OF MINIMUM REQUIRED LOT AREAS PER FAMILY UNIT IN SQUARE FEET

DISTRICTS

Type Use	SF-1	SF-2	SF-3	SF-4	D	TH	MF-1	MF-2	MF-3	MF-4	MH	A	P	O-1	O-2	NS	SC	GR	LC	HC	I	PD
Single Family	10,800	9,600	8,400	7,000	6,000	6,000	6,000	6,000	6,000	6,000	—	6,000	—	—	—	—	—	—	—	—	—	See Para (B)
Duplex	—	—	—	—	3,000	3,000	3,000	3,000	3,000	3,000	—	—	—	—	—	—	—	—	—	—	—	See Para (B)
Townhouse	—	—	—	—	—	1,800	1,800	1,800	1,800	1,800	—	—	—	1,800	1,800	1,800	1,800	1,800	1,800	1,800	—	See Para (B)
Mobile Home	—	—	—	—	—	—	—	—	—	—	5,000	—	—	—	—	—	—	—	—	—	—	See Para (B)

Note: Dash (—) indicates area does not apply for type of housing.

*The minimum site area which may be developed or used for mobile home purposes as a mobile home subdivision is one (1) acre and minimum site area for apartment use in the MF-1 district is one (1) acre.

(Ord. No. 376, § 6, 10-28-1985; Ord. No. 448, § 2, 9-29-1986)

11-200. Lot width. The minimum lot width for lots in the various districts used for residential purposes shall be in accordance with the following schedule, except that a lot having less width than herein required which was an official "lot of record" prior to the adoption of this ordinance may be used as a single-family dwelling and no lot existing at the time of passage of this ordinance shall be reduced in width below the minimum set forth herein.

(11-201) In the following zoning districts the minimum lot width for residential uses shall be in accordance with the following schedule:

(a)

The minimum lot widths in a planned development district shall be established in the amending ordinance.

(11-202) The width of the lot as specified in 11-201 shall be measured at the specified setback or front building line.

Note: Dash (—) indicates width not applicable.

*Permitted in the "A" district by specific use permit only.

See Appendix Illustration 1 for method of measuring lot width.

SCHEDULE OF MINIMUM REQUIRED LOT WIDTHS IN FEET

DISTRICTS

Type Use	SF-1	SF-2	SF-3	SF-4	D	TH	MF-1	MF-2	MF-3	MF-4	MH	A	P	O-1	O-2	NS	SC	GR	LC	HC	I	PD
Single Family	90	80	70	60	60	60	60	60	60	60	—	60	—	—	—	—	—	—	—	—	—	See Para A
Duplex	—	—	—	—	60	70	70	70	70	70	70	—	—	—	—	—	—	—	—	—	—	A
Townhouse	—	—	—	—	—	10	10	10	10	10	—	—	—	—	—	—	—	—	—	—	—	A
Mobile Home	—	—	—	—	—	—	—	—	—	—	5,000	—	—	—	—	—	—	—	—	—	—	A

Note: Dash (—) indicates area does not apply for type of housing.

(Ord. No. 143, § 1, 3-2-1981; Ord. No. 376, § 7, 10-28-1985; Ord. No. 448, § 2, 9-29-1986)

11-300. Dwelling area. The minimum enclosed living area for a dwelling unit located in the various districts shall be in accordance with the following schedule:

(11-301) Schedule of Minimum Floor Area Per Dwelling Unit

District	Minimum Floor Area Per Dwelling Unit
	(Single-family residence only)
SF-1	2,200 sq. ft.
SF-2	1,900 sq. ft.
SF-3	1,700 sq. ft.
SF-4	1,500 sq. ft.

(Ord. No. 173, § 1, 9-21-1981; Ord. No. 388, § 2, 12-2-1985; Ord. No. 448, § 2, 9-29-1986)

District	Minimum Floor Area Per Dwelling Unit
	(Single-family and two-family residences)
D	Duplex—Total both units—1,800 sq. ft. divided into two (2) units of not less than 900 sq. ft. each.

(Ord. No. 143, § 2, 3-2-1981)

District	Minimum Floor Area Per Dwelling Unit
TH	1,100 sq. ft.
MF-1	Average of all units in building or project must be 800 sq. ft. minimum with a minimum per unit of 600 sq. ft. Maximum density is 10 units per acre plus 50 per cent bonus to 15 units per acre.
MF-2	Average of all units in building or project must be 800 sq. ft. minimum with a minimum per unit of 600 sq. ft. Maximum density is 12 units per acre plus 50 per cent bonus to 18 units per acre.
MF-3	Average of all units in building or project must be 800 sq. ft. minimum with a minimum per unit of 600 sq. ft. Maximum density is 16 units per acre plus 50 per cent bonus to 24 units per acre.
MF-4	To be established in the amending ordinance.
MH	Mobile Home—450 sq. ft. per unit. Site Built Home—800 sq. ft. per unit.
PD	To be established in the amending ordinance.

(Ord. No. 376, § 8, 10-28-1985; Ord. No. 2018-2299 , § 3, 1-2-2018)

(11-302) Minimum floor area as herein specified shall be computed exclusive of breezeways, garages or attached accessory building or accessory space not directly used for dwelling purposes.

11-400. Front yard. In the following zoning districts the minimum required front yard shall be in accordance with the following schedule and no building, structure or use shall hereinafter be located, erected or altered so as to have a smaller front yard than hereinafter required, and no front yard existing at the time of passage of the ordinance shall be reduced below the minimum set forth in the following schedule:

SCHEDULE OF MINIMUM REQUIRED FRONT YARDS

DISTRICTS

Type Use

SF-1

SF-2

SF-3

SF-4

MF-1

MF-2

MF-3

MF-4

O-1

O-2

Minimum required
front yard except
as hereinafter
provided

30′

25′

20′

None

50′

25′

50′

25′

See
10-1800

See
11-402
(12)

See
11-402
(2)

See
11-402
(11)

See
11-402
(7)

—

See
11-402
(8)

Minimum required front yard specified in feet.

(Ord. No. 376, § 9, 10-28-1985; Ord. No. 448, § 2, 9-29-1986)

(11-402) Special front yard regulations.

(1)

In all districts except the "A," Agricultural district, where the frontage on one side of the street between two (2) intersecting streets is divided by two (2) or more zoning districts, the front yard shall comply with the requirements of the most restrictive district for the entire frontage from one intersecting street to the other. (See Appendix Illustration 7.)

(2)

Mobile homes shall provide a minimum front yard of twenty-five (25) feet along any dedicated street and a minimum of fifteen (15) feet from any internal private drive intended for access, circulation or service within the mobile home park or subdivision.

(3)

Where a building line has been established by plat or ordinance and such line requires a front yard setback greater than is prescribed by the ordinance for the district in which the building line is located, the required front yard shall comply with the building line established by such ordinance or plat.

(4)

The front yard shall be measured from the property line to the front face of the building, covered porch, covered terrace or attached accessory building. Eave and roof extensions may project into the required front yard for a distance not to exceed four (4) feet. (See Appendix Illustration 5.)

(5)

Where lots have double frontage, running through from one street to another, a required front yard shall be provided on both streets unless a building line for accessory buildings has been established along one frontage on the plat or by ordinance, in which event only one required front yard need be observed. (See Appendix Illustration 6.)

(6)

If buildings along the frontage of any street between two (2) intersecting streets in any residential district have observed an average setback which is greater or lesser in dimension than the minimum front yard or setback established for the district in which the street frontage is located, then the average setback of all buildings fronting upon such street between two (2) intersecting streets shall establish the minimum front yard requirement. All vacant lots shall be assumed to have a minimum front yard specified for the district in which the street frontage is located, then the average setback of all buildings fronting upon such street between two (2) intersecting streets shall establish the minimum front yard requirement. All vacant lots shall be assumed to have a minimum front yard specified for the district in computing the average front yard. These provisions shall not be interpreted as requiring a setback or front yard greater than fifty (50) feet nor shall they be interpreted as requiring any building to observe a front yard of more than ten (10) feet greater than the front setback observed by any building on a contiguous lot. These provisions shall be superseded on any lot where a minimum building line has been established by plat or ordinance and the front yard or setback provisions shall be observed. (See Appendix Illustration 8.)

(7)

In the O-1, O-2 and C districts, a minimum front yard of twenty-five (25) feet shall be required in all cases provided, however, that in no case shall the distance as measured from the center line of the street on which a building fronts to the face of the building be less than one-half (½) the height of the building; however, in no case need such distance exceed fifty (50) feet regardless of the height of the building. (See Appendix Illustration 10.)

(8)

In the PD district the following minimum front yards shall be provided:

Commercial or retail development —Twenty-five (25) feet except drive-in service buildings may be located to within eighteen (18) feet to the front property line.

Housing development —Twenty (20) feet or as specified in amending ordinance or as approved on the site plan.

Industrial development —Twenty-five (25) feet or as specified in amending ordinance or as approved on the site plan.

Office, medical or other development —Twenty-five (25) feet or as specified in amending ordinance or as approved on the site plan.

(9)

Gasoline service station pump island may not be located nearer than eighteen (18) feet to the front property line and the outer edge of the canopy shall not be nearer than ten (10) feet to the front property line.

(10)

In the P district, residential and parking structures shall provide a twenty-five (25) foot front yard and no parking lot shall be arranged to permit any portion of the parked vehicles to be located nearer than six (6) feet to the front property line.

(11)

In the SF-1, SF-2, SF-3, SF-4, D and TH districts, a fifteen (15) foot minimum on cul-de-sac and elbow-shaped street section lots.

(12)

In the MF-1, MF-2, MF-3 and MF-4 districts, if more than two (2) stories are proposed, and if the buildings are adjacent to an SF-1, SF-2, SF-3, SF-4, D, TH, MF-1, MF-2, MF-3 or MF-4 district where there are structures less than three (3) stories high, an additional twenty-five (25) feet are required plus two times the height of the portion of the building above two (2) stories, to be measured from the property line. This shall not apply if all buildings in an adjacent MF-4 district exceed three (3) stories.

(Ord. No. 376, § 10, 10-28-1985; Ord. No. 448, § 2, 9-29-1986)

11-500. Side yard. In the following zoning districts the minimum required side yard shall be in accordance with the following schedule and no building, structure or use shall hereafter be located so as to have a smaller side yard on either side of such building than herein required.

(1)

The minimum required side yard for single-family and two-family uses may be varied, but in no case shall a side yard be less than the minimum dimension indicated as follows:

District	Minimum Required Side Yard for Single- Family and Two-Family Dwellings
A	10% of width of lot but need not exceed 15 feet
SF-1	10% of the required minimum lot width
SF-2	10% of the required minimum lot width
SF-3	10% of the required minimum lot width
SF-4	10% of the required minimum lot width
D	Minimum 5 feet
MF-1	See 11-501(2) and (3) for side yard standards
MF-2	See 11-501(2) and (3) for side yard standards
MF-3	See 11-501(2) and (3) for side yard standards
MF-4	See 11-501(2) and (3) for side yard standards
MH	See 11-501(8) for special standards
PD	To be established in amending ordinance

(2)

No minimum side yard shall be required in the O-1, O-2, NS, GR, LC, HC or I districts for nonresidential uses except as provided in 11-501(7).

(3)

Institutional uses such as schools or churches, located in residential districts, shall provide a minimum side yard of twenty-five (25) feet on either side of the main building.

(Ord. No. 376, § 11, 10-28-1985; Ord. No. 448, § 2, 9-29-1986)

(11-501) Special side yard regulations.

(1)

Every part of a required side yard shall be open and unobstructed except for accessory buildings as permitted herein and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting not to exceed twelve (12) inches into the required side yard, and roof eaves projecting not to exceed thirty-six (36) inches into the required side yard.

(2)

Multiple-family dwellings shall provide a minimum side yard of fifteen (15) feet between any building wall containing openings for windows, light and air and any side lot line except that any such building face or wall not exceeding thirty-five (35) feet in width may provide a minimum side yard of ten (10) feet. Where a building wall contains no openings for windows, light or air, a minimum side yard of ten (10) feet shall be provided between such wall and the side lot line (see Appendix Illustration 9). Where a high-rise apartment building exceeding two (2) stories in height is constructed in the PD district, the side yard shall be increased one (1) foot for each two (2) feet the structure exceeds two (2) stories but no such yard need exceed fifty (50) feet.

(3)

On a corner lot, a side yard adjacent to a street for a multiple-family dwelling not exceeding two (2) stories in height shall not be less than fifteen (15) feet and no balcony or porch or any portion of the building may extend into such required side yard except that a roof may overhang such side yard not to exceed four (4) feet.

(4)

On a corner lot used for one-family or two-family dwellings, both street exposures shall be treated as front yards on all lots platted after the effective date of this ordinance, except that where one street exposure is designated as a side yard by a building line shown on a plat approved by the planning and zoning commission containing a side yard of ten (10) feet or more, the building line provisions on that plat shall be observed. On lots which were official "lots of record" prior to the effective date of this ordinance, the minimum side yard adjacent to a side street shall comply with the required side yard for the respective districts as specified in 11-500(1) thru (5). (See Appendix Illustration 4.)

(5)

The minimum side yard requirements in a Planned Development district shall be established on the site plan or in the amending ordinance.

(6)

A one-family attached dwelling shall provide a minimum required side yard adjacent to a side street of ten (10) feet and no complex of attached one-family dwellings shall exceed three hundred (300) feet in length. A minimum required side yard of five (5) feet shall be provided at the end of each one-family attached dwelling complex so that the end of any two (2) adjacent building complexes shall be at least ten (10) feet apart. (See Appendix Illustration 11.)

(7)

No side yard is specified for nonresidential use in the O-1, O-2, NS, GR, LC, HC or I districts except where a commercial, retail or industrial or other nonresidential use abuts upon a district boundary line dividing such districts from a residential district in which event a minimum side yard of ten (10) feet shall be provided on the side adjacent to such residential district.

(8)

A mobile home shall provide a minimum side yard of ten (10) feet and have a minimum of twenty (20) feet between mobile home units and no mobile home shall be located within twenty (20) feet of the boundary of the MH district.

11-600. Rear yard.

(11-601) No building or structure shall hereafter be located, erected or altered to have a rear yard smaller than herein required.

(1)

In the A, MF-1, MF-2, MF-3, MF-4, MH and P districts, no main residential building may be constructed nearer than ten (10) feet to the rear property line. In the SF-1, SF-2, SF-3 and SF-4 districts, no main residential building may be constructed nearer than twenty (20) feet to the rear property line. The main residential building and all accessory buildings shall not cover more than fifty (50) per cent of that portion of the lot lying to the rear of a line erected joining the mid-point on one side left line with the mid-point of the opposite side lot line. For accessory building standards see 11-702. (See Appendix Illustration 3.)

(Ord. No. 376, § 12, 10-28-1985; Ord. No. 448, § 2, 9-29-1986)

(2)

In the O-1, O-2, NS, GR, LC, HC and I districts, no rear yard is specified for nonresidential use except where retail, commercial or industrial uses back upon a common district line, whether separated by an alley or not, dividing the district from any of the residential districts listed herein, a minimum rear yard of ten (10) feet shall be provided.

(3)

Every part of a required rear yard shall be open and unobstructed to the sky from a point thirty (30) inches above the general ground level of the graded lot, except for accessory buildings as permitted in 11-702 and the ordinary projections of window sills, belt courses, cornices and roof overhangs and other architectural features projecting not to exceed four (4) feet into the required rear yard and usual landscape planting and lighting.

(4)

In the MH and C districts, a minimum rear yard of ten (10) feet shall be provided.

(5)

The minimum required rear yard in a PD, Planned Development district, shall be established on the site plan or by the amending ordinance.

(6)

Where multiple-family dwellings exceed two (2) stories in height, a rear yard equal to one (1) foot for each two (2) feet in height shall be provided except that no such rear yard need exceed fifty (50) feet as a result of this provision.

11-700. Special area and accessory building regulations.

(11-701) Court standards. The minimum dimension and area of outer or inner courts provided in multiple-family residential buildings shall be in accordance with the following provisions:

(1)

For multiple-family structures, any other court which is used for access of light or air and which has doors or windows or which may be used for emergency access purposes shall have a minimum width equal to the depth of the court up to 20 feet, but the width of any such outer court need not exceed 20 feet even though the depth of the court may exceed such dimension.

(2)

For multiple-family structures, any inner court which is used for access of light or air or which has doors or windows or which may be used for emergency access purposes shall have minimum dimensions in the length and in the width of its base equal to the height of the roof or eave at the top of the wall enclosing such court, but neither the width nor the length of the base of such inner court need exceed 25 feet even though the height of the enclosing walls may exceed such dimension.

Ord. No. 2011-1894, § 3, 3-22-2011)

(11-702) Reserved for future use.

(Ord. No. 06-1633, § 2, 1-16-2006)

(11-703) Lot coverage. In the following zoning districts, the maximum coverage on any lot by the main structure shall be as follows:

(1)

In the SF-1, SF-2, SF-3 and SF-4 districts, the maximum lot coverage for the main structure shall be forty (40) per cent of the lot.

(11-704) Height restrictions. In the SF-4, SF-3, SF-2, SF-1, D, TH, MH, and MF-1, MF-2, MF-3, MF-4 districts, the maximum height of any detached accessory building shall not exceed eight (8) feet with a roof pitch not to exceed that of the main building.

(Ord. No. 143, § 3, 3-2-1981; Ord. No. 377, § 1, 10-28-1985; Ord. No. 448, § 2, 9-29-1986; Ord. No. 645, § 2, 7-2-1990; Ord. No. 748, § 2, 4-6-1992)

                    
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