§ 11. Heights and area exceptions and modifications.
(a)
Heights. Single-family dwellings in the thirty-five (35) foot height districts may be increased in height by not more than ten (10) feet when two (2) side yards of not less than fifteen (15) feet each are provided. Such dwellings, however, shall not exceed three (3) stories in height.
(1)
In the thirty-five (35) and forty-five (45) foot height districts public or semipublic buildings, hotels, apartments, hospitals, sanitariums or schools may be erected to a height not exceeding seventy-five (75) feet when the front, side, and rear yards are each increased an additional foot for each foot such buildings exceed thirty-five (35) feet and forty-five (45) feet, respectively, in height.
(2)
The height of buildings in the D and E districts shall not exceed one hundred (100) feet or eight (8) stories, but above the height permitted at said yard line, four (4) feet may be added to the height of the building for each one (1) foot that the building or portion thereof is setback from the required yard lines.
(3)
The height of buildings in the H district shall not exceed one hundred fifty (150) feet, and the height of buildings in the K, J, L, and M districts shall not exceed one hundred twenty-five (125) feet, but above the height permitted at the yard lines, four (4) feet may be added to the height of the building for each one (1) foot that the building or portion thereof is set back from the required yard lines.
(4)
In the H district a tower may be constructed with reference to the above limitations, provided the largest horizontal dimensions of any side of the tower shall not exceed sixty (60) feet and provided the horizontal area shall not exceed twenty-five (25) per cent of the area of the lot, and provided such tower shall be removed at least twenty-five (25) feet from all lot lines and at least fifty (50) feet from any other tower.
(5)
Chimneys, water towers, penthouses, monuments, cupolas, domes, spires, standpipes, false mansards, parapet walls, similar structures and necessary mechanical appurtenances may be erected as to their height in accordance with existing or hereafter adopted ordinances of the city.
(6)
On through lots one hundred fifty (150) feet or less in depth, the height of a building may be measured from the curb level on either street, on through lots more than one hundred fifty (150) feet in depth, the height regulation and basis of height measurement for the street permitting the greater height shall apply to a depth of not more than one hundred fifty (150) feet from that street.
(b)
Front yards. Where the frontage on one side of a street between two (2) intersecting streets is improved with buildings that have observed an average front yard line with a variation in depth of not more than six (6) feet, building may extend, but shall not project beyond the average front yard so established, but this regulation shall not be interpreted to require a front yard of more than twenty-five (25) feet.
(1)
Where thirty (30) per cent or more of the frontage on one side of a street between two (2) intersecting streets is improved with buildings that have observed an average front yard line, with a variation in depth of not more than six (6) feet building may extend, but shall not project beyond the average front yard so established, but this regulation shall not be interpreted to require a front yard of more than twenty-five (25) feet.
(2)
On any lot on which a front yard is required by this ordinance, no wall, fence or other structure shall be erected and no hedge, tree, shrub or other growth or structure of an kind shall be maintained on such location within such required front yard so as to obstruct the view.
(3)
Any fence, wall, hedge, shrubbery, etc., higher than a base line extending from a point two and one-half (2½) feet above walk grade to a point four and one-half (4½) feet above walk grade at the depth of front yard required is hereby declared to be an obstruction to view, except single trees having single trunks which are pruned to a height of seven (7) feet above walk grade.
(4)
On a corner lot a yard along the side street shall not be deemed a front yard. In the event that the owner of a corner lot chooses to reverse the frontage of a corner lot, he will be required to observe the minimum required front yard space on the originally plotted front, unless the property in the block fronting on that street has, by actual buildings, in place on at least thirty (30) per cent of the frontage, established an average building line of less than that required by this ordinance.
(5)
On a fractional lot in the rear of a corner lot the front yard shall conform to the average building line already established by actual building in the remainder of the block, or by the minimum required by this ordinance for such property in the remainder of the block, not counting the original corner lot.
(6)
In the F, G, H, J, K, L, and M districts, if the property is not utilized for dwelling purposes, no front yards are required, unless a lot abuts along the front of a street the opposite side of which is zoned for dwelling purposes, in which case there shall be a front yard not less than ten (10) feet.