a. Existing Zone Lots of Record.
1. In any residential zone, only a one-family dwelling may be erected on a nonconforming zone lot of official record at the effective date of this Chapter, irrespective of its area or width; provided, however, that no adjacent or adjoining vacant land exists or existed at the time of the effective date of this Chapter which would create a it conforming" lot if all or part of the vacant land were combined with subject lot. No lot or lots in single ownership hereafter shall be reduced so as to create one (1) or more nonconforming lots.
2. Notwithstanding any other Township Land Use Regulations, the owner of a lot in the C-200 zone which lot is non-conforming as to the area, width and/or depth may construct or alter a single family home on the undersized lot as of right if all the following requirements are satisfied:
(a) The lot was a conforming lot in all aspects at the time the Municipality adopted an ordinance which rendered the lot nonconforming.
(b) No property adjacent or contiguous to the subject lot was in common ownership with the subject lot at the time of adoption of the ordinance which rendered the lot nonconforming or at any time subsequent thereto.
(c) The construction or alteration shall comply with all the requirements which were applicable to the subject lot at the time of adoption of the ordinance which rendered the lot non-conforming.
3. Notwithstanding any other provisions of the Township Code, for purposes of any future applications for development, the following lots will be deemed to have the lot size and lot dimensions which existed as of October 10, 1994 immediately prior to an eminent domain taking affecting the properties.
b. Lot Width. The minimum lot width shall be measured either at the required front yard setback line or at the front lot line as required for the district in which it is located. In cases of irregularly shaped lots whose sides are not parallel, where the lot width is measured at the required front yard setback line, the street frontage shall not be less then seventy-five (75%) percent of the minimum lot width required; provided the lot width measured at the front yard setback line shall be no less than the minimum lot width specified in the zoning schedule for the district in which the lot is contained. In the case of irregularly shaped lots whose sides are not parallel, where the lot width is measured at the front lot line, the width of the lot measured at the required front yard setback line shall not be less then eighty-five (85%) percent of the required lot width measured at the front lot line.
c. Corner Lots. At all street intersections, no obstruction exceeding thirty (30") inches in height above the established grade of the street at the property line, other than an existing building, post, column, hedge or tree, shall be erected or maintained on any lot within the area bounded by the line drawn between points along such street lot lines thirty (30') feet distant from their intersection. The determination of the front yard of a corner lot shall be at the option of the owner or developer and shall be so designated on all maps and official records.
d. Through Lots. A through lot shall be considered as having two (2) street frontages, both of which shall be subject to the front yard requirements of the Zoning Schedule of this Chapter.
e. Required Area or Space Cannot Be Reduced. The area or dimension of any zone lot, yard, parking area or other space shall not be reduced to less than the minimum required by this Chapter, and if already existing as less than the minimum required by this Chapter, the area or dimension may be continued and shall not be further reduced.
f. Frontage Upon a Street.
1. Every principal building shall be built upon a lot with frontage upon an improved and approved street in accordance with the street standards established by the Township.
2. Any property which contains access to one (1) or more approved and improved streets at its property line but does not contain sufficient street frontage as required herein shall not be construed to be landlocked. Where such conditions do exist or are created by virtue of a subdivision, no building permit or occupancy permit shall be granted unless and until the property contains the required amount of street frontage as required herein.
3. This provision is not to be construed to provide any building or zone lot which contains less street frontage than required herein or to create a building or zone lot, with an existing structure or structures located thereon, with less street frontage than as required herein.
g. Lot Located in More Than One (1) Zone. For any zone lot which is located in more than one (1) zone district, which districts differ in character by permitting residential, commercial or industrial uses, all yard, bulk and other requirements shall be measured from the zone boundary line and not the true lot line. (Ord. #574; Ord. #622; 1976 Code § 179-13; Ord. #955, § 10; Ord. #965, § I; Ord. #1000, § II; Ord. #1163)
a. General Application. No building or structure shall have a greater number of stories or greater number of feet than are permitted in the district where such building is located.
b. Permitted Exceptions. Height limitations stipulated elsewhere in this Chapter shall not apply to church spires, belfries, cupolas and domes, monuments, chimneys, flagpoles, fire towers, water towers or masts and aerials or to necessary mechanical appurtenances or to parapet walls, except that no parapet wall may extend more than four (4') feet above the limiting height of the building, or to farm silos, provided that the silo is located no less than one hundred (100') feet from any lot line.
c. Building Height in the OP-200 Zone. Building heights in the OP-200 Zone shall be limited by the setback requirements of the zone, the floor area ratio, and by the limitations established in the Bulk Schedule of this Chapter for the OP-200 Zone.
For all buildings that exceed six (6) stories, there shall be no two (2) adjacent or abutting buildings of the same height. Any abutting or adjacent building shall minimally have a height differential, in feet, equal to ten (10%) percent of the height of the taller building. (Ord. #574; Ord. #883; 1976 Code § 179-14)
a. General.
1. Required yards shall be open to the sky, unobstructed except for the ordinary projection of parapets, windowsills, door posts, rainwater leaders and similar ornamental or structural fixtures which may not project more than six (6") inches into such yards.
2. Cornices and eaves may project not more than two (2') feet over any required yard.
3. Chimneys or flues may be erected within any yard, provided that they do not exceed seventy-five (75) square feet in aggregate external area.
b. Front yard Requirements Affected by Official Map. Where any lot shall front on a street right-of-way which is proposed to be widened as indicated on the Official Map of the Township, the front yard and the front or side yard of a corner lot in such district shall be measured from such proposed right-of-way line.
c. Side Yard Exceptions.
1. Corner Lot. Any corner lot delineated by subdivision after the adoption of this Chapter shall provide a side street setback line which shall not be less than the minimum front yard required on any adjoining lot fronting on a side street, as provided in the schedule identified in Section 24-4 herein.
d. Projection into Required Yards. Certain architectural features may project into required yards as follows:
1. Cornices, canopies, eaves, bay windows, balconies, fireplaces, uncovered stairways and necessary landings and chimneys and other similar architectural features may project a distance not to exceed two (2') feet.
2. Patios may be located in any side or rear yard, provided that they are not closer than five (5') feet to any property line.
3. Self-supporting walls and fences may project into any required yard, provided that any accessory retaining wall or fence is not higher than six (6') feet in height and shall not obstruct automobile vision. The requirements of subsection 24-5.1, paragraph c. and subsection 24-6.11, paragraph b. shall also apply where applicable. If there is a conflict between subsection 24-5.3d,3 and subsection 24-6.11, the requirements of subsection 24-6.11 shall have priority.
e. Side Yard Requirements in the B-40, B-200, OP-200, IP-120, GI-80 and GI-200 Zones.
No building or group of attached buildings shall have an aggregate front building wall in excess of seventy-five (75%) percent of the actual lot width in the B-40, B-200, OP-200, IP-120, GI-80 and GI-200 Zones.
1. The minimum front yard requirement in the OP200 Zone shall be equal to sixty (60') feet plus one (1') foot for each one (1') foot of building height in excess of sixty (60') feet.
2. The minimum side yard in the OP-200 Zone for each side yard shall be equal to thirty (30') feet plus one-half (') foot for each one (1') foot of building height in excess of thirty (30') feet.
3. The minimum rear yard in the OP-200 Zone shall be equal to forty (40') feet plus one (1') foot for each one (1') foot of building height in excess of forty (40') feet. (Ord. #574; Ord. #622; Ord. #883; 1976 Code §17915; Ord. #1247, §I)
The maximum lot coverage on each zone lot shall not be greater than is permitted in the district where such buildings and structures are located and shall include all porches, chimneys, extensions and accessory buildings. (Ord. #574; 1976 Code §179-16)
The maximum improved lot coverage shall not exceed the percentage indicated in the Schedule of District Area, Yard and Bulk Requirements herein for each zone district designated. The maximum improved lot coverage for any use specified in subsection 24-6.1, paragraphs b., c., d. and f., subsections 24-6.2, 24-6.4 and 24-6.5 shall be seventy-five (75%) percent. (Ord. #574; Ord. #622; 1976 Code §179-17)
The maximum floor area ratio for the Office Park Zone, OP-200, shall be 0.40. This regulation shall be applicable to the entire zone district but any parcel within the district may exceed the floor area ratio by twenty (20%) percent for the overall site under the jurisdiction of the applicant provided the floor area ratio of the entire district is not exceeded. (Ord. #574; Ord. #883; 1976 Code §179-17.1)
a There shall be no more than one (1) principal building on each zone lot in any district, except as permitted elsewhere in the Township Code for Planned Development Groups, CB-360 permitted uses, OP-200 permitted uses, and as permitted in Section 24-6 herein.
Where more than one (1) building is provided on a site outside the OP-200 District, there shall be a minimum distance of twenty-five (25) feet separating buildings from one another.
b. In the event more than one (1) principal building is located on a parcel in the OP-200 District as a planned office building complex, the minimum distance between buildings shall be equal to twice the height of the taller of the two buildings if they are measured front-to-front or front-to-rear and one times the height of the taller building if they are measured side-to-side, front-to-side, or rear-to-rear of the building. (Ord. #574; Ord. #883; 1976 Code §179-18; Ord. #1211, §I)
**Webmasters Note: The previous 24-5.3 through 24-5.7 is current as per Supplement No. 8.
