North Hills City Zoning Code
ARTICLE V
Lot and Yard Regulations
§ 215-24 Bulk regulations.
The regulations set forth in this article with respect to height of buildings, yard frontage, width and depth, and other open spaces, off-street parking spaces, minimum floor areas and all other matters contained therein are applicable to the various districts as indicated.[1]
A.
Bulk regulations for residential districts in cluster layout.
[Amended 11-17-1993 by L.L. No. 12-1993]
Minimum Requirements | R-1 | R-3 | R-5 | R-7 and R-7A | ||
|---|---|---|---|---|---|---|
Front yard (feet) | 30 | 30 | N/A | 25 | ||
Floor area per dwelling unit (square feet) | 875 | 875 | N/A | 875 | ||
Off-street parking per dwelling unit (enclosed) | 2 | 2 | N/A | 2 | ||
Off-street (on-site) parking per dwelling unit (total) | 3 | 3 | N/A | 3 | ||
Common parking per dwelling unit | 1 | 1 | N/A | 1 | ||
Maximum Permitted | ||||||
Building height | ||||||
Stories | 2.5 | 2.5 | N/A | 2.5 | ||
Feet | 30 | 30 | N/A | 30 | ||
Building coverage | 20% | 20% | N/A | 25% | ||
B.
C.
Height limitations.
(1)
The height limitations of this section shall not apply to ventilators, skylights, water tanks, bulkheads, building chimneys, cooling towers, necessary mechanical appurtenances and similar features usually carried above the roof level, provided that permits are obtained for the same from the Zoning Board (except that in the C-1A District such permit shall be obtained from the Code Enforcement Officer) and subject to the following restrictions:
[Amended 6-25-1997 by L.L. No. 8-1997]
(a)
The aggregate area covered by all such features shall not exceed 20% of the area of the roof of the building on which they are located.
(b)
The height of each such feature shall not exceed 15 feet above the level of such roof.
(c)
Such features as water tanks, cooling towers and bulkheads shall be enclosed within walls of a material and design in harmony with that of the main walls of the building of which they are a part, which material and design shall be subject to approval by the Planning Board.
(2)
District height limitations shall not apply to church spires, cupolas and domes, monuments, water towers, chimneys, smokestacks, silos, flagpoles, radio and television towers, masts and aerials, farm structures and parapet walls extending not more than four feet above the maximum permitted height of the building.
D.
Existing nonconforming lots in residential districts. A single-family dwelling may be constructed on any vacant nonconforming lot in residential districts irrespective of its area or width, provided that:
(1)
Said lot is in existence as an entity on the effective date of this chapter.
(2)
The owner of the lot does not own an adjoining lot.
(3)
The front yard conforms to the requirements of this chapter.
(4)
The minimum width of the lot and the minimum side and rear yards are not less than that specified in the following table:
Minimum Dimensions (feet) | ||||
|---|---|---|---|---|
Side Yard | ||||
District in Which the Lot is Located | Width | One Yard | Both Yards Combined | Rear Yard |
R-1 | 125 | 30 | 60 | 40 |
R-3 | 100 | 25 | 50 | 30 |
R-5 | 85 | 15 | 30 | 30 |
R-7 | 50 | 15 | 30 | 20 |
E.
Lot regulations.
(1)
Lots not serviced by a public water or sanitary sewer system or other systems approved by the Nassau County Department of Health shall have a minimum width of 100 feet at the building line and a minimum area of 20,000 square feet per dwelling unit.
(2)
Lots not served by a sanitary sewer system but served by a public water system and an individual on-lot sewage disposal system, such as a septic tank or cesspool, shall not be less than 80 feet wide at the building line nor less than 10,000 square feet in area per dwelling unit. Minimum lot areas specified shall apply for lots served by either on-site or off-site package sewage treatment plants approved by the County Health Department and subject to their regulations.
F.
Yard regulations.
(1)
In R-1 and R-3 Districts, no building or structure and no accessory use shall be located within 150 feet of a county road or state highway. In R-5 and R-7 Districts, no building shall be located within 100 feet of a county road or state highway or within 75 feet of I.U. Willets Road east of Shelter Rock Road. In R-7A Districts, no building and no accessory use shall be located within 75 feet of a county road or state highway.
[Amended 11-17-1993 by L.L. No. 12-1993]
(2)
Side yard of corner lot. Where the side yard of a corner lot abuts another side yard of a lot in a residential district, the corner side yard shall be at least 1/2 the width of the front yard of the abutting lot.
(3)
Condition of fences. All fences, hedges, walls and shrubs shall be maintained in good condition. No advertising shall be permitted on fences or walls.
(4)
Screening. Adequate screening may be required by the Planning Board and may consist of a four-foot-high solid fence or a visual screen of suitable shrubs or combination of fence and shrubs placed at proper intervals to ensure adequate screening, maintained within 15 feet of the property line separating the uses. Adequate screening shall be provided for any commercial district use abutting a residential use.
(5)
Fences and walls located in yards. Fences, walls and hedges not exceeding four feet in height may be located in any yard or court.
(6)
Projections into yards. Unless otherwise specified below, projections into required yards shall be governed by the provisions of the Building Code.[3]
(a)
Cornices, canopies, eaves or other architectural features not required for structural support may project into a side yard not more than three feet.
(b)
Fire escapes and balconies to fire exits may not project into a front yard.
(c)
Bay windows, fireplaces, chimneys, uncovered stairs and landings, and balconies not required for fire escape purposes may project up to three feet, provided that they do not together occupy more than 1/3 the length of the building wall.
(7)
Patios and open porches. Patios and open porches may be located in side and rear yards not closer than 10 feet to any adjacent property line. If located closer than 15 feet, they shall be screened. In case of a corner lot, they shall not be located within the required side yard setbacks.
(8)
In an R-3 cluster development, no building or structure shall be located within 30 feet of the boundary line of the site, and in R-7 Districts no building or structure shall be located within 50 feet of the boundary line of the site, except as otherwise provided in Subsection G(1) of this section.
[Added 6-11-1980 by L.L. No. 9-1980]
(a)
In a cluster development in an R-5 or R-7A District, no building or structure shall be located within 30 feet of the boundary line of the site.
[Added 11-17-1993 by L.L. No. 12-1993]
G.
Two or more buildings on a lot. Two or more principal buildings located on a parcel in single ownership shall conform to all the requirements of this chapter which would normally apply to each building if each were on a separate zone lot.
H.
Corner lots. No obstruction to vision (other than an existing building, post, column or tree) exceeding 30 inches in height shall be erected or maintained on any lot within the triangle formed by the street intersection and a line drawn between points along the two street lines 30 feet from the intersection.
I.
Through lots. Where a single lot under single ownership extends from one street to another parallel street or alley, the widest street shall be deemed the street upon which the property fronts. No principal structure shall be erected in the rear yard of such a lot.
[1]
Editor's Note: Former Subsection A, which immediately followed, and which provided bulk regulations for residential districts in traditional layout, as amended 6-23-1983 by L.L. No. 12-1983, was repealed 11-25-1985 by L.L. No. 10-1985. Said local law also provided that it shall take effect on January 1, 1986; provided, however, that any structure shown on a final site plan, or waiver of final site plan, application approved by vote of the Planning Board on or before that date may be erected, provided that the building permit is issued no later than January 1, 1989, even though any said structure would not be permitted pursuant to this law.