Ottawa City Zoning Code
TITLE NINE
Exceptions and Modifications
1181.01 MODIFICATIONS AND EXCEPTIONS.
(a) Reduction of Side and Rear Yards and Lot Area for Lots of Record.
(1) On lots less than fifty feet wide and of record as of the effective date of this Zoning Code, the required side yard may be reduced one and one half inches for each foot such lot is less than fifty feet in width, provided that in no case shall the width of the side yard be reduced to less than five feet.
(2) On lots less than 120 feet deep and of record as of the effective date of this Zoning Code, the depth of a required rear yard may be reduced by two inches for ever, foot such lot is less than 120 feet deep, provided that in no case shall the depth of the required rear yard be reduced to less than twenty feet.
(3) In any district where dwellings are permitted, a single-family dwelling may be erected on a lot of record as of the effective date of this Zoning Code, which lot has less than the minimum lot area specified for the district, provided that all the yard and height requirements of the district are complied with, and provided further that such minimum lot area shall be not less than the following:
A-1, 7,500 sq. ft.; R-1, 7,500 sq. ft.; R-2, 6,500 sq. ft;
R-3, 5,500 sq. ft.
(b) Average Depth of Front Yards. Except as otherwise specified, in any R District, when fifty-one percent (51%) or more of the lots on the same side of the street within the same block and within 200 feet are improved with residence buildings seventy-five percent (75%) of which conform within five feet to an average alignment, no building shall project beyond such average alignment, provided that no front yard shall be less than fifteen feet.
(c) Multi-Frontage Lots. Where a lot extends through the block from street to street, the required front yards shall be provided along both streets. On lots more than 175 feet in depth, additional open space equivalent to the area of an additional required rear yard shall be provided. All multi-frontage lots shall meet front yard requirements on all frontages.
(d) Computation of Rear Yards and Courts. In computing the dimension of a required rear yard or court adjoining a public alley, one half of such alley may be assumed to be a portion of the yard or court, except that in no case shall any building or structure be erected closer than ten feet to any such alley. The portion of a yard opposite the open end of another court may be assumed to be a portion of such court.
(e) Side Yard Corner Lot. A side yard along the side street line of a corner lot, which lot abuts in the rear, either directly or across an alley, the side lot line of another lot in an R District, shall have a width of not less than the depth of the front yard required in Section 1161.03.
(f) Side Yard Where Lines Not Parallel. Where a side wall of a building is not parallel with the side lot line, or where a side yard is irregular, the average side yard width may be considered for the required minimum width; provided that the side yard shall not be narrower than five feet nor less than one-half (1/2) the required minimum width at any point, and the side yard width measured from the closest point of the building to the property line shall not be less than that required for a side wall of equivalent length and story height.
(g) Required Rear Yard Where Lot of Irregular Shape. In the case of an irregular, triangular or gore-shaped lot, the required minimum depth of a rear yard may be deemed to be the average depth, provided that no rear yard so average shall be less than ten feet or one half the required minimum depth at any point. (Ord. 1135. Passed 11-26-84.)
1183.01 EXCEPTIONS.
The height limitations stipulated elsewhere in this Zoning Code shall not apply to the following:
(a) Places of Public Assembly. Places of public assembly in churches, schools, and other permitted public and semi-public buildings in the R Districts, provided that these shall be located on the first floor of such buildings and provided further that for each three feet by which the height of such buildings exceed the maximum height otherwise permitted in the district, its side and rear yards shall be increased in width or depth by one additional foot over the side and rear yards required for the highest building otherwise permitted in the district.
(b) Other Modifications. Within the limits of a required yard or court, in R and B Districts, no structure other than an accessory building shall exceed six feet in height, except as otherwise specified in this Zoning Code.
(Ord. 1135. Passed 11-26-84.)
1185.01 PERMITTED PROJECTIONS.
(a) Front, Rear and Side Yards. Into any front yard, rear yard or side yard, the following projections shall be permitted.
(1) Cornices, sills, belt courses, eaves and other ornamental features to a distance of not more than two feet six inches, but in no case shall they project to within eighteen inches of a side lot line.
(2) Uncovered stairways and necessary landings to a distance of not more than four feet six inches, provided that such stairs and landings shall not extend above the entrance floor of the building, except for a railing not to exceed three feet in height.
(3) Bay windows and chimneys to a distance of not more than three feet, provided that such features do not occupy, in the aggregate more than one third the length of the building wall on which they are located, provided further that in no case shall a bay window or chimney project in to a required side yard more than one third the width of such side yard.
(4) Terraces and uncovered porches, when constructed more than six inches above the ground level at the nearest lot line, may project a distance of not more than two feet six inches, provided that such terraces and porches do not extend more than three feet above the floor level of the ground story.
(5) Porte-cocheres or canopies to a distance of not more than two feet six inches.
(6) Balconies.
A. In the R Districts, to a distance of not more than three feet into yards of less than twenty feet, and to a distance of not more than six feet into yards of more than twenty feet, provided that such balconies do not occupy, in the aggregate, more than one third the length of the building wall on which they are located, provided further that in no case shall a balcony project into a required side yard more than one third the width of such side yard.
B. In the B or I Districts, to a distance of not more than eight feet into any required yard and no closer to any lot line than twenty feet or one third of the applicable required yard space at the top story, whichever is the lesser.
(b) Fire escapes shall not be permitted to project into front yards.
(Ord. 1135. Passed 11-26-84.)
1185.02 PROJECTIONS INTO COURTS.
Sills, belt courses and similar projections may project into a required court not to exceed four inches. Cornices or balconies may project into a required outer court not to exceed eighteen inches.
(Ord. 1135. Passed 11-26-84.)
1187.01 PRESERVATION OF YARDS AND OPEN SPACES.
(a) Land used to meet the yard, off-street parking, density or other open space requirements of this Zoning Code for a building or group of buildings shall not be used to meet the yard, off-street parking, density or other open space requirements for any other building or group of buildings.
(b) No lot shall be so reduced in area by conveyance of a portion thereof as to make any open space of such lot less than the minimum requirements prescribed herein, provided that such requirements shall not be construed to prevent the sale of an individual unit of a multiple-dwelling (e.g. condominium).
(c) When off-street parking facilities are provided on a lot other than the lot upon which the building or use requiring such facilities is located, the owner shall execute, on behalf of himself, his successors and assigns in the ownership of such lot, a written instrument in a form acceptable to the Village Solicitor, covenanting that, in consideration of the issuance of a building permit for the principal use, the lot on which the parking facility is located shall be used and maintained solely for off-street parking purposes accessory to such principal use so long as the structures comprising such principal use continue to exist.
(Ord. 1135. Passed 11-26-84.)
CODIFIED ORDINANCES OF OTTAWA