Use and bulk regulations applying specifically to residences are set forth in this article. Also applying to residence districts are additional regulations set forth in other articles and sections of this chapter as follows:

The purpose of this article is to establish two districts in which single-family residential use may take place, and to identify other compatible allowable uses, as well as transitional uses and use variances, which may be allowed under certain circumstances and with limitations as, identified hereinafter.

The following listed uses and no others are permitted uses in R-1 and R-2 districts:

(a)

Residential uses as follows:

(1)

One-family detached dwellings, including models.

(2)

Planned unit developments, residential as set forth in article XIII, including models.

(b)

Community service uses as follows:

(1)

Churches, rectories and parish houses.

(2)

Parks, playgrounds and community centers and other recreational uses publicly owned and operated.

(3)

Public and parochial schools and ancillary buildings.

(4)

Public electric, gas, water and telephone facilities.

(5)

Public libraries.

(c)

Miscellaneous uses as follows:

(1)

Open space uses, including nurseries and truck gardens, provided that no offensive odor or dust is created and there is no sale of products produced on the premises, but no including the raising of poultry or livestock. No stand or building for retailing of products shall be permitted.

(2)

Temporary real estate offices in conjunction with a new housing or subdivision development, limited to the selling or renting of new units in such developments and in no case to be operated for more than one year following the completion of construction of such housing development. The building commissioner shall have the authority to grant reasonable extensions to this time limit.

(d)

Uses incidental to principle permitted uses as follows:

(1)

Accessory uses (see section 86-6(f)(5)).

(2)

Home occupations as defined in section 86-7.

(3)

Signs as permitted in article XVI.

(4)

Temporary buildings for construction purposes, for a period of time not to exceed the duration of such construction.

(5)

Sale of personal property owned by the occupant of a residence located on the same property.

In R-1 and R-2 districts, the following uses are permitted when located on a lot not over 300 feet in width measured along said lots frontage, which adjoins at a side or rear lot line or is separated only by an alley or public easement at a side lot line from property in a business or industrial district, a railroad right-of-way, or utility station, tower, or detention or retention pond, or drainage ditch.

(a)

Two-family detached dwellings and row houses.

(b)

Principal offices of professional persons for the practice of medicine, law, dentistry, architecture, engineering and similar professions; provided, that each such office is situated in the same dwelling unit as the home of the occupant, with not more than two persons other than members of the occupants' immediate family being employed. The residential character of the exterior of the building shall be entirely maintained except for permitted accessory signs as provided for in article XIV.

(c)

Residential mini-warehouses, provided that all storage is enclosed in a building, the transition property line is screened with a six-foot decorative fence and landscaping approved by the plan commission.

(d)

Commercial greenhouses for passive wholesale use; provided said use shall include no outdoor storage nor retail sales.

Minimum lot size requirements for an R-1 district are as follows:

(a)

Every one-family detached dwelling hereafter erected and every transitional use permitted in this zoning district hereafter established shall be on a zoning lot having a minimum area of 10,000 square feet and a minimum width of 80 feet at the building line, and a lot depth of 120 feet. A lot of record existing on the effective date of this chapter, which is less than 10,000 square feet in area or less than 80 feet in width may be improved with a one-family, detached dwelling.

(b)

However when such lot of record is less than 50 feet in width at the building line, and is in the same ownership on or after the effective date of this chapter as an adjoining unimproved lot on the same street, it shall not be improved with a residential use unless both lots are combined as a single zoning lot for this purpose or unless further re-subdivision produces the requisite 75-foot minimum lot width.

(c)

Other, nonresidential permitted uses listed in this district hereafter established shall be on a zoning lot having a minimum area of 10,000 square feet and a minimum lot width of 75 feet at the building line.

(d)

Minimum lot size of use variances listed as permitted in this district shall be prescribed by the common council upon the advice of the BZA at the time the use variance ordinance is adopted, according to the provisions of article XX, entitled "use variances," but in no case shall any such lot size be less than 18,000 square feet in area nor less than 150 feet wide.

No dwelling may be established, erected or changed so that its floor area exclusive of basements, terraces, unenclosed porches and garages in square feet, is less than prescribed below:

Minimum lot size requirements for an R-2 district are as follows:

(a)

Every one-family detached dwelling hereafter erected and every transitional use permitted in this zoning district hereafter established shall be on a zoning lot having a minimum area of 8,750 square feet and a minimum width of 70 feet at the building line, and a minimum lot depth of 120 feet. A lot of record existing on the effective date of this chapter, which is, less than 8,750 square feet in area or less than 70 feet in width may be improved with a one-family detached dwelling.

(b)

However when such lot of record is less than 50 feet in width at the building line, and is in the same ownership on or after the effective date of this chapter as an adjoining unimproved lot on the same street, it shall not be improved with a residential use unless both lots are combined as a single zoning lot for this purpose or unless further resubdivision produces the requisite 70 foot minimum lot width.

(c)

The regulations governing nonresidential permitted uses minimum lot size shall apply.

(d)

The regulations governing use variances minimum lot size shall apply.

No dwelling may be established, erected or changed so that its floor area, exclusive of basements, terraces, unenclosed porches, and garages in square feet, is less than prescribed below:

In R-1 and R-2 districts, the floor area ratio of all buildings and structures on a zoning lot shall not exceed 0.5.

In R-1 and R-2 districts, the maximum building coverage on a zoning lot shall not exceed 35 percent, and the maximum lot coverage on a zoning lot shall not exceed 50 percent.

Minimum front yard requirements for R-1 and R-2 districts are as follows:

(a)

On every zoning lot a front yard shall be provided. Such front yard is determined by the front of the residence, and cannot be altered once determined. In no case shall such front yard be less in depth than 30 feet in an R-1 and R-2 district. The required minimum front yard shall be extended, but not more than 40 feet where lots comprising 50 percent of the frontage on the same street and within the same block are developed with buildings having front yards greater than the setback requirement, and with a variation of not more than ten feet deep. The average of such front yards shall establish the minimum front yard depth for the entire frontage of such street within the same block.

(b)

For buildings exceeding 25 feet in height, the minimum front yard determined in paragraph (a) above shall be increased by one foot for each two feet or fraction thereof by which the building height exceeds 25 feet, but in no case shall a front yard of more than 40 feet be required.

(c)

Required front yards shall be unobstructed from ground level to sky except as otherwise provided in section 86-6(g)(5), Permitted obstructions in required yards.

Minimum side yard requirements for R-1 and R-2 districts are as follows:

(a)

For one-family detached dwellings: On a lot improved with a one-family detached dwelling, a side yard shall be provided along each side lot line. The combined width of both side yards shall be at least 20 percent of the lot width; provided, that neither side yard shall be less than 7.5 feet in width in a R-1 and R-2 district.

(b)

Reversed corner lots: On a reversed corner lot the side yard adjacent to the street shall not in any case be less than 20 feet in width.

(c)

Required side yards: Required side yards shall be unobstructed from ground level to sky, except as otherwise provided in section 86-6(g)(5), Permitted obstructions in required yards, and except for privacy screens not over six feet above the average level of the adjoining ground. Such privacy shall begin not nearer than five feet from the front of the house and may extend not more than five feet beyond the rear of the house.

Minimum rear yard requirements in R-1 and R-2 districts are as follows:

(a)

On every zoning lot a rear yard shall be provided. Such rear yard shall be not less in depth than 35 feet.

(b)

Required rear yards shall be unobstructed from ground level to sky, except as otherwise provided in section 86-6(g)(5), Permitted obstructions in required yards.

(c)

Required rear yards on reversed corner lots: When the residence faces the long lot dimension, and the required rear yard abuts the neighboring side yard, the required rear yard shall be treated as a side yard.

The maximum building height permitted in a R-1 and R-2 residential district is 35 feet.