This section establishes zoning districts and describes the
use regulations that apply to each district.
A.
Base zoning districts establishes districts that divide the Borough
into various residential, commercial, and industrial zones. Each district
establishes uses that are permitted as a use by right (P); as a conditional
use (C); or as a special exception (S). A use permitted as of right
is compatible with the other uses within the purpose of the district
and therefore requires only administrative approval. Conditional uses
and special exceptions are those uses that may generate additional
impacts and warrant additional standards and additional approval process
to ensure their compatibility and compliance with these zoning requirements.
B.
Overlay zoning districts establishes districts within which the standards
of both the base and overlay zoning district apply. These districts
address special situations that require additional regulations to
protect the public health, safety, and general welfare of the community
within the specific overlay. The additional regulations identified
in each overlay district apply to the area specified for that specific
overlay district only.
The Borough is divided into the following zoning districts as
shown in the official zoning map attached hereto and incorporated
herein. The following types of zoning districts are hereby established:
|
SFR
|
Single-Family Residential District
|
|
RD
|
Riverfront District
|
|
IND
|
Industrial District
|
|
CBD
|
Central Business District
|
|
MU
|
Mixed Use District
|
|
C
|
Conservancy District
|
|
C-1
|
Highway Commercial District
|
Additional zoning districts may be added from time to time upon the recommendation of the planning commission to the Borough Council pursuant to § 338-1009 of this chapter relating to zoning amendments.
The map(s) delineating the boundaries of the various zoning districts, together with all matters and things shown on such maps, are adopted and approved, and collectively constitute the "Official Zoning Map." The Official Zoning Map is incorporated by reference and made a part of this zoning chapter. These map(s) are on file in the Borough office. The Official Zoning Map carries the zoning district designations established in Article III, § 338-302 of this chapter.
When definite distances in feet are not shown on the zoning
map, the following rules apply:
A.
Boundaries indicated as approximately following the right-of-way
or centerlines of streets, highways, or alleys shall be construed
to follow the centerlines of streets, highways or alleys.
B.
Boundaries indicated as approximately following recorded lot lines
shall be construed as following such lot lines;
C.
Boundaries indicated as approximately following Borough limits shall
be construed as following the Borough boundary;
D.
Boundaries indicated as following railroad lines shall be construed
to be midway between the main tracks;
E.
Boundaries indicated as approximately following the centerlines of
streams, rivers, canals, lakes, or other bodies of water shall be
construed to follow such centerlines;
F.
Whenever any street, alley, or other public way not subject to zoning
regulations is vacated by official action of the Borough the zoning
district line adjoining each side of such street, alley, or other
public way shall be automatically extended to the center of such vacation,
and all areas so involved shall then be subject to all regulations
of the extended districts; and
G.
Where physical features existing on the ground vary from those shown
on the official zoning maps, or in other circumstances where the zoning
boundary is unclear, the Zoning Officer shall interpret the district
boundaries. Appeals to such determination shall be made to the Zoning
Hearing Board pursuant to this requirement of this chapter.
A.
No land, structure, building or development approval shall be issued
unless the proposed development conforms to the regulations prescribed
within the applicable zoning district and this chapter.
B.
Three classifications of principal uses are established in this chapter. No principal use is permitted unless it is listed as a permitted use by right (P), conditional use (CU), or special exception (SE) and identified in the table of authorized principal uses (Table 8). Uses permitted as principal uses or structures within each zoning district are those uses listed in the table of authorized principal uses (Table 8). Uses not specifically listed in Table 8 are allowable subject to the provision of this section and § 338-306C of these regulations. The classification of uses include:
(1)
Permitted uses by right (P) are those authorized uses for which
a zoning approval will be issued by the Zoning Officer upon the Zoning
Officer's review of the application for development if the application
for development indicates compliance with this chapter.
C.
Uses not listed. It is the intent of this chapter to group similar
or compatible land uses into specific zoning districts. Uses which
are not specifically listed on the Tables of Authorized Uses (Principal
and Accessory), shall not be permitted in the Borough unless determined
to be a legitimate use, similar to a use specifically listed on the
Tables of Authorized Uses (Principal and Accessory). Uses which are
not specifically listed but are similar to a specifically listed use
shall be permitted by conditional use in the same zoning district
in which the similar specifically listed use is permitted and Borough
Council shall make findings with regard to the similarity of the uses.
In the event the Borough Council finds the use is similar and permissible
as a conditional use within the proposed district, all standards and
requirements related to the similar use within the district shall
be applicable to the proposed use.
D.
Uses preempted by state statute. Notwithstanding any provision of
this section to the contrary, uses that are required to be permitted
in any zoning district by state or federal statute may be permitted
in accordance with state or federal law whether or not the use is
included in the Tables of Authorized Uses (Principal and Accessory).
E.
In all residential zoning districts there shall only be one principal
use and structure on a lot.
F.
In all nonresidential zoning districts authorized by this chapter,
two or more nonresidential principal buildings can occupy the same
lot and two or more authorized nonresidential uses may occupy the
same lot or building. In the Mixed Use (MU) District two or more principal
buildings can occupy the same lot and two or more authorized nonresidential
and residential uses may occupy the same lot or building. Provided
in all cases that all applicable requirements for each of the structures
or uses can be met on the lot.
G.
In addition to the provisions for principal uses, accessory uses shall also be permitted in accordance with the provisions of this chapter. In all zoning districts, all accessory uses and structures shall be located on the same lot with the principal structure to which they are accessory. Accessory uses regulations are set forth in Article III of this chapter.
Bulk and area regulations for uses are specified in the tables
in each section for the specific zoning district.
A.
Front setback exceptions. Where a principal structure is proposed
to be built on a lot which is situated between two lots on which the
existing principal structure(s) have maintained a lesser front setback
since the enactment of this chapter, then the front setback of the
proposed principal structure may be reduced to the front setback of
the existing structure closest to the street. The proposed principal
structure shall also have a maximum setback the same as the farthest
of the existing principal structure(s) on the adjacent lots.
B.
Projections into required setbacks. All structures, whether or not
attached to the principal structure and whether open or enclosed including
porches, balconies, or other platforms above normal grade level, shall
not project into any minimum front, side, or rear setback requirement
with the following exceptions:
(1)
A buttress, chimney, cornice, pier, or pilaster which does not
project more than 18 inches from the wall of a building may project
into a required setback.
(2)
Balconies or other above-ground platforms and access steps to
a structure, not exceeding six feet in width, may extend up to three
feet into a required setback.
(3)
A patio (at grade) may be located in a required yard provided
it is no closer than three feet to any side or rear lot line.
C.
Height exceptions. Church spires and towers, utility poles, domes
not for human occupancy, chimneys, ventilators, skylights, and necessary
mechanical or ornamental appurtenances may exceed the maximum height
for the zoning district in which they are located. However, the required
side yards shall be increased one foot for each five feet over the
maximum height requirement for the district in which it is located.
A.
Purpose. The Single-Family Residential District is intended primarily
as a residential district consisting of single family homes in areas
of the Borough and which promote quality housing stock and strong
neighborhoods.
B.
Authorized principal uses. See § 338-315, Table of of Authorized Uses (Table 8) for authorized principal uses and method of authorization in the district.
C.
Authorized accessory uses. See § 338-317, Table of Authorized Accessory Uses (Table 9) for authorized accessory uses and method of authorization in the district.
D.
Area and bulk regulations. The area and bulk regulations within the
zoning district shall be subject to the standards identified in Table
1, except as they may be modified by the express standards and criteria
for the specific permitted uses, conditional uses, or uses by special
exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
|
Table 1 - SFR - Single Family Residential District
| |||
|---|---|---|---|
|
Bulk and Areas Regulations
| |||
|
SFR Zoning District
| |||
|
East of Lincoln Avenue
|
West of Lincoln Avenue
| ||
|
Lot area per dwelling unit (minimum)
|
2,000 s.f.
|
3,000 s.f.
| |
|
Lot width (minimum)
|
20 ft.
|
30 ft.
| |
|
Height (maximum)
|
35 ft.
|
35 ft.
| |
|
Front building line (minimum and maximum)
|
Within 10% of the average setback of existing principal structures
on the block
| ||
|
Side building line (minimum)
|
5 ft.
|
5 ft.
| |
|
Rear building line (minimum)
|
20 ft.
|
20 ft.
| |
|
Lot coverage (maximum)
|
70%
|
70%
| |
A.
Purpose. The C Conservancy District is intended to encourage the
conservation of steep slope and hillside land within the Borough,
while allowing for less intensive uses that don't require significant
earth disturbance and that can fit more harmoniously into the surrounding
undeveloped areas.
B.
Authorized principal uses. See § 338-315, Table of Authorized Uses (Table 8) for authorized principal uses and method of authorization in the district.
C.
Authorized accessory uses. See § 338-317, Table of Authorized Accessory Uses (Table 9) for authorized accessory uses and method of authorization in the district.
D.
Area and bulk regulations. The area and bulk regulations within the
zoning district shall be subject to the standards identified in Table
2, except as they may be modified by the express standards and criteria
for the specific permitted uses, conditional uses, or uses by special
exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
|
Table 2 - C - Conservancy District
| ||
|---|---|---|
|
Bulk and Areas Regulations
| ||
|
C Zoning District
| ||
|
Lot area per dwelling unit (minimum)
|
10,000 s.f.
| |
|
Lot area all other uses (minimum)
|
40,000 s.f.
| |
|
Lot width (minimum)
|
100 ft.
| |
|
Height (maximum)
|
35 ft.
| |
|
Front building line (minimum)
|
40 ft.
| |
|
Side building line (minimum)
|
25 ft.
| |
|
Rear building line (minimum)
|
40 ft.
| |
|
Lot coverage (maximum)
|
40%
| |
A.
Purpose. The MU Mixed Use Neighborhood District is to provide areas
for a mix of residential and neighborhood commercial facilities intended
to serve the immediate area with goods and services. The Mixed Use
Neighborhood District is intended to provide convenience opportunities
intended to cater to the surrounding neighborhoods and community but
is not intended to house facilities which are high impact and which
may be more regional in their draw.
B.
Authorized principal uses. See § 338-315, Table of Authorized Uses (Table 8) for authorized principal uses and method of authorization in the MU district.
C.
Authorized accessory uses. See § 338-317, Table of Authorized Accessory Uses (Table 9) for authorized accessory uses and method of authorization in the MU district.
D.
Area and bulk regulations. The area and bulk regulations within the
MU zoning district shall be subject to the standards identified in
Table 3, except as they may be modified by the express standards and
criteria for the specific permitted uses, conditional uses, or uses
by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
|
Table 3 - MU - Mixed Use District
| |||||||
|---|---|---|---|---|---|---|---|
|
Bulk and Areas Regulations
| |||||||
|
MU Zoning District
| |||||||
|
Use Type
|
Minimum Lot Area Per Dwelling Unit
|
Minimum Lot Width Per Unit
|
Height
(Maximum)
|
Front
(Minimum & Maximum)
|
Side Building Line
(Minimum)*
|
Rear Building Line
(Minimum)
|
Lot Coverage
(Maximum)
|
|
Single family
|
4,000 s.f.
|
50 ft.
|
45 ft.
|
Within 10% of the average setback of existing principal
structures on the block
|
5 ft.
|
20 ft.
|
80%
|
|
Duplex
|
2,000 s.f.
|
20 ft.
|
45 ft.
|
5 ft.
|
20 ft.
|
80%
| |
|
Conversion dwelling
|
2,000 s.f.
|
20 ft.
|
45 ft.
|
5 ft.
|
20 ft.
|
80%
| |
|
Townhouse
|
2,000 s.f.
|
20 ft.
|
45 ft.
|
5 ft.
|
20 ft.
|
80%
| |
|
Live-work unit
|
2,000 s.f.
|
20 ft.
|
45 ft.
|
5 ft.
|
20 ft.
|
80%
| |
|
Multifamily
|
1,500 s.f.
|
20 ft.
|
45 ft.
|
5 ft.
|
20 ft.
|
80%
| |
|
All other nonresidential uses
|
2,000 s.f.
|
20 ft.
|
45 ft.
|
5 ft.
|
20 ft.
|
80%
| |
|
*
|
No minimum building line required in dwellings that
share common walls along the shared wall
|
A.
Purpose. The purpose of the Riverfront District is to create a cohesive
development pattern by allowing for flexible redevelopment options
along the riverfront between Chamber Plaza and the former high school
football stadium. This area represents the largest potential for substantial
development/redevelopment because of its current mix of under developed,
public, commercial and light industrial uses. The district allows
for a mix of uses that that focuses on the form of the development.
Development in the RD shall be guided by the following principles:
(1)
Encourage a mix of complimentary land uses that emphasize creation
of job opportunities.
(2)
Attract employers and business that stimulate economic growth
in the communities.
(3)
Provide for flexibility in design and development while maintaining
cohesive development patterns.
(4)
Allows for a reasonable mix of commercial, retail and residential
uses.
(5)
Create an environment where buildings and the landscapes contribute
to the physical definition of streets as civic places. Proposed streets
should adequately accommodate vehicles while respecting pedestrian
needs.
(6)
Encourage architectural and landscape design that responds to
the local climate, topography, history, and building practice.
(7)
Provide for an interconnected open space network of trails,
pedestrian sidewalks and greenspaces that offer public access throughout
the development. The river frontage should be used as an asset to
connect the local community back to the Monongahela River.
B.
Authorized principal uses. See § 338-315 Table of Authorized Uses for authorized principal uses (Table 8) and method of authorization in the RD District.
C.
Authorized accessory uses. See § 338-317, Table of Authorized Accessory Uses (Table 9) for authorized accessory uses and method of authorization in the RD district.
D.
Area and bulk regulations. The area and bulk regulations within the
RD zoning district shall be subject to the standards identified in
Table 4, except as they may be modified by the express standards and
criteria for the specific permitted uses, conditional uses, or uses
by special exception.
A.
Prior to the development of any lot or parcel in the RD district
an overall Master Plan shall be approved by the Borough Council. The
Master Plan will be submitted to the Planning Commission for review
and recommendations prior to approval by Council. An approved Master
Plan will serve as a Preliminary Land Development Approval as required
by the Subdivision and Land Development Ordinance (SALDO).[1] After approval of the Master Plan, individual development
parcels will be permitted to proceed directly to final land development
approval as required by the SALDO (NOTE: Master planning requirements
are waived for existing parcels that are less than two acres at the
time of the adoption of this chapter.
B.
Submission of an application for a Master Plan approval shall at
a minimum contain the following information:
(1)
A Master Plan for the overall RD is encouraged however a minimum
of two acres shall be submitted for Master Plan approval at any one
time. Master planning requirements are waived for existing parcels
that are less than two acres at the time of the adoption of this chapter.
(2)
The Master Plan shall demonstrate a comprehensive and cohesive
vision and design for the development.
(3)
Applicants for development of the RD shall submit plans, documentation and other information as necessary to satisfactorily demonstrate the proposed Master Plan has achieved the goals identified in the guiding principles identified in § 338-311.
(4)
All information required in the SALDO for preliminary subdivision
and land development approval.
A.
Streets are intended for use by vehicular and pedestrian traffic
and to provide access to lots and open spaces.
B.
Streets shall generally terminate at other streets, forming a network.
Internal streets shall connect wherever possible. Culs-de-sac and
dead-end streets shall be avoided but may be permissible subject to
approval of Borough Council, when it determines at its sole discretion
they are necessary to accommodate specific site conditions where no
other options exist. If proposing use of a cul-de-sac or dead-end
street the applicant shall have the burden of proof to demonstrate
compliance with this requirement.
C.
Applicant shall provide for logical street and pedestrian connections
to adjacent parcel(s).
D.
Sidewalks along roadways should provide for continuous circulation
throughout the district and shall connect to public greenspaces, parks
and trails.
These provisions are required only when a Master Plan is required:
A.
The Master Plan shall provide for an interconnected system of public
greenspace, parks and trails throughout the district. The Monongahela
River should be treated as the focal point of these public spaces
providing public access along and to the river front.
B.
Where logical and to the extent possible development shall provide
for public greenspace, parks and trails. Easements and maintenance
agreements shall be provided for all dedicated greenspace, parks and
trails.
C.
The system of public greenspace, parks and trails shall be connected
to the sidewalk system along streets to facilitate circulation and
access to these amenities throughout the development.
D.
The applicant shall provide for logical continuation and/or connection
of the public greenspace, parks and trails to adjacent site(s).
A.
The total number of off-street parking and loading spaces required shall be provided as identified in Article VI, Parking.
B.
Surface parking areas shall be masked from public frontage along
a street by a building, vegetative screening, wall or fence. A low
wall, fence or hedge shall be installed at the same setback as the
principal structure. The intent of this requirement is to create character
in the streetscape and provide for a continuous street wall only broken
by access points for vehicular or pedestrian access.
C.
Vehicular entrances to parking lots, garages, and parking structures
shall be no wider than 24 feet at the frontage.
D.
On-street parallel parking shall be counted in the total number of
required parking spaces.
E.
Loading docks and service areas are not permitted along any public
street frontages.
F.
The applicant is required to demonstrate that each proposed building
or use has adequate area set aside for deliveries suitable for the
intended use.
Landscape standards are required only when a Master Plan is required, however the provision of Article V still apply:
A.
Planting requirement. For every 1,500 square feet of impervious surface,
the landscape plan shall contain a minimum of one overstory tree and
three shrubs (excluding any street trees). All landscape plans shall
include a table that demonstrates compliances with this planting requirement.
B.
A planted green space buffer, a minimum of 10 feet wide, shall be
provided along the sides and rear of all lots. This buffer may be
reduced at the discretion of the Council Borough in the event similar
uses are being planned on adjacent lots.
C.
Each building and/or lot shall provide an adequate area for trash
receptacle and/or dumpster. Trash facilities shall be located at the
rear of the lot or building and shall be entirely contained within
a screened enclosure. Enclosures shall match the character of the
buildings and general character of the district.
|
Table 4 - RD Zoning District
| ||
|---|---|---|
|
Bulk and Areas Regulations
RD Zoning District
| ||
|
Minimum lot size
|
10,000 s.f.
| |
|
Minimum lot width
|
None
| |
|
Height (maximum)
|
50 ft.
| |
|
Front building line (minimum)
|
0 ft.
| |
|
Side building line (minimum)
|
5 ft.*
| |
|
Rear building line (minimum)
|
20 ft
| |
|
Lot coverage (maximum)
|
80%
| |
|
*
|
No minimum building line required in structures that share common
walls along the common wall
|
A.
Purpose. The CBD Central Business District provides diverse commercial
development and redevelopment opportunities along McKean and Fallowfield
Avenues between Fourth and Seventh Streets. The district is intended
to provide concentrated opportunities for commercial facilities serving
the community and/or larger region. The district has previously been
largely developed. However, as development/redevelopment opportunities
are presented, the CBD District seeks to improve design and provide
for orderly development through appropriate design elements, amenities
or treatments that create, enhance and reinforce the design relationships
between the buildings and sites. The CBD is intended to be the core
business district which serves more intensive business uses and create
a critical mass of business activities where patrons of the district
will have access to a variety of uses. The CBD is also intended to
provide housing opportunities by allowing residential uses above first
floor commercial uses.
B.
Authorized principal uses. See § 338-315 Table of Authorized Uses (Table 8) for authorized principal uses and method of authorization in the CBD district.
C.
Authorized accessory uses. See § 338-317 Table of Authorized Accessory Uses (Table 9) for authorized accessory uses and method of authorization in the CBD district.
D.
Area and bulk regulations. The area and bulk regulations within the
CBD zoning district shall be subject to the standards identified in
Table 5, except as they may be modified by the express standards and
criteria for the specific permitted uses, conditional uses, or uses
by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
|
Table 5 - CBD - Central Business District
| ||
|---|---|---|
|
Bulk and Areas Regulations
CBD Zoning District
| ||
|
Lot size (minimum)
|
No requirement
| |
|
Lot width (minimum)
|
No requirement
| |
|
Height (maximum)
|
50 ft.
| |
|
Front building Line (maximum)
|
0 ft.
| |
|
Side building Line (minimum)
|
No requirement
| |
|
Rear building line (minimum)
|
No requirement
| |
|
Lot coverage (maximum)
|
No requirement
| |
A.
Purpose. The IND - Industrial District is to permit high impact developments
that will be located to minimize their impacts to the community as
a whole, while providing opportunities for employment and the location
of uses that are not appropriate in close proximity to other uses.
Specific objectives include:
(1)
Allow heavy manufacturing, industrial and associated office
uses. Uses in this district are generally characterized by high impact
external effects such as noise, odor, vibration, or glare.
(2)
Provide employment centers having accessibility to major roads
and to population centers.
(3)
Limit the potential adverse effect of development on abutting
properties, the Borough's character, and the Borough's roads
by controlling the location and nature of manufacturing, industrial
and office development.
(4)
Protect abutting properties from adverse visual impacts by providing
buffering and landscaping.
B.
Authorized Principal Uses. See § 338-315, Table of Authorized Uses (Table 8) for authorized principal uses and method of authorization in the IND district.
C.
Authorized accessory uses. See § 338-317, Table of Authorized Accessory Uses (Table 9) for authorized accessory uses and method of authorization in the IND district.
D.
Area and bulk regulations. The area and bulk regulations within the
IND zoning district shall be subject to the standards identified in
Table 6, except as they may be modified by the express standards and
criteria for the specific permitted uses, conditional uses and uses
by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
|
Table 6 - IND - Industrial Zoning District
| ||
|---|---|---|
|
Bulk and Areas Regulations
IND Zoning District
| ||
|
Lot size (minimum)
|
40,000 s.f.
| |
|
Lot width (minimum)
|
100 ft.
| |
|
Height (maximum)
|
40 ft.
| |
|
Front building line (minimum)
|
50 ft.
| |
|
Side building line (minimum)
|
20 ft.
| |
|
Rear building line (minimum)
|
50 ft.
| |
|
Lot coverage (maximum)
|
80%
| |
A.
Purpose. The purpose of the C-1 Commercial District is to provide
areas that allow for additional nonresidential and commercial uses
that are more auto dependent and that typically do not fit into the
CBD or other nonresidential districts because of the nature and impact
of the businesses.
B.
Authorized principal uses. See § 338-315, Table of Authorized Uses (Table 8) for authorized principal uses and method of authorization in the C-1 District.
C.
Authorized accessory uses. See § 338-317, Table of Authorized Accessory Uses (Table 9) for authorized accessory uses and method of authorization in C-1 District.
D.
Area and bulk regulations. The area and bulk regulations within the
C-1 zoning district shall be subject to the standards identified in
Table 7, except as they may be modified by the express standards and
criteria for the specific permitted uses, conditional uses, or uses
by special exception.
E.
Off-street parking and loading. See Article VI for off-street parking and loading requirements.
|
Table 7 - C-1 Highway Commercial Zoning District
| ||
|---|---|---|
|
Bulk and Areas Regulations
C-1 Zoning District
| ||
|
Lot size (minimum)
|
7,000 sq. ft.
| |
|
Lot width (minimum)
|
50 ft.
| |
|
Height (maximum)
|
40 ft.
| |
|
Front building line (minimum)
|
15 ft.
| |
|
Side building line (minimum)
|
10 ft.
| |
|
Rear building line (minimum)
|
15 ft.
| |
|
Lot coverage
|
80%
| |
[Amended 11-13-2019 by Ord. No. 1024-2019]
Table 8 establishes the authorized principal uses and the zoning
districts where the principal use is authorized and method of authorization.
|
P - Permitted Use by Right
|
|
S - Use by Special Exception
|
|
CU - Conditional Use
|
|
Where blank, the use is not permitted in the corresponding district.
|
|
Table 8 - Table of Authorized Principal Uses
| |||||||
|---|---|---|---|---|---|---|---|
|
Authorized Use Table
| |||||||
|
Use
|
C
|
SFR
|
RD
|
IND
|
CBD
|
MU
|
C-1
|
|
Uses not listed
| |||||||
|
Residential
| |||||||
|
Conversion dwellings
|
CU
| ||||||
|
Duplex
|
P
|
CU
|
P
| ||||
|
Group home
|
P
|
P
| |||||
|
Manufactured housing, residential design
|
P
|
P
| |||||
|
Mobile home park
|
CU
| ||||||
|
Multifamily dwellings
|
P
|
P
| |||||
|
Quadruplex
|
P
|
P
| |||||
|
Single-family
|
P
|
P
|
P
| ||||
|
Residential above first-floor commercial
|
CU
|
P
|
P
|
P
| |||
|
Townhouses
|
P
|
P
|
P
| ||||
|
Hotels, Motels, or Other Accommodation
| |||||||
|
Bed and breakfast Inn
|
CU
|
CU
| |||||
|
Hotel, motel
|
P
|
P
|
P
| ||||
|
Rooming and boardinghouse
|
P
| ||||||
|
Short-term rental
|
CU
|
P
| |||||
|
Uses Commercial
| |||||||
|
Adaptive reuse
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Adult business
|
CU
| ||||||
|
After hours club
|
CU
| ||||||
|
Amusement park
|
P
| ||||||
|
Animal cemetery
|
P
| ||||||
|
Animal day care
|
P
|
P
|
P
| ||||
|
Animal groomer
|
P
|
P
|
P
|
P
|
P
|
P
| |
|
Arts and craft studio
|
P
|
P
|
P
|
P
| |||
|
Automotive detail
|
CU
|
P
| |||||
|
Automobile repair and service
|
P
|
P
| |||||
|
Bakery retail
|
P
|
P
|
P
|
P
| |||
|
Beverage distributor
|
P
|
P
| |||||
|
Billboards
|
CU
| ||||||
|
Boat Sales
|
P
|
P
|
P
| ||||
|
Car rental facility
|
CU
|
P
| |||||
|
Car wash — automatic
|
P
| ||||||
|
Car wash - self service
|
P
| ||||||
|
Catering
|
P
|
P
| |||||
|
Cemetery and mausoleums
|
P
| ||||||
|
Commercial recreation - indoor
|
P
|
P
|
CU
|
CU
|
P
| ||
|
Commercial recreation - outdoor
|
P
|
P
|
CU
|
CU
|
P
| ||
|
Communication antenna
|
P
| ||||||
|
Conference center
|
P
|
P
|
P
| ||||
|
Convenience store
|
P
|
P
|
P
| ||||
|
Custom printing
|
P
|
P
| |||||
|
Dormitories
|
P
|
P
| |||||
|
Drive-through facilities
|
P
|
CU
|
CU
| ||||
|
Drug store
|
P
|
CU
|
CU
|
P
| |||
|
Event venue
|
P
|
P
|
P
| ||||
|
Financial institution
|
P
|
P
|
P
|
P
| |||
|
Flea market
|
P
| ||||||
|
Funeral home
|
P
|
P
| |||||
|
Garden center
|
P
|
P
|
P
|
P
| |||
|
Gas station
|
P
|
P
| |||||
|
Golf course
|
P
| ||||||
|
Kennel
|
P
|
P
| |||||
|
Laundromat
|
P
|
P
|
P
|
P
| |||
|
Live work unit
|
P
|
P
| |||||
|
Lumberyard
|
P
|
P
| |||||
|
Manufactured home sales
|
P
| ||||||
|
Marina
|
P
| ||||||
|
Massage establishment
|
CU
|
CU
|
CU
| ||||
|
Microbrewery
|
P
|
P
|
P
|
P
|
P
| ||
|
Microdistillery
|
P
|
P
|
P
|
P
|
P
| ||
|
Night club
|
P
|
P
|
P
| ||||
|
Offices - business and professional
|
P
|
P
|
P
|
P
|
P
| ||
|
Pawnshop
|
P
|
P
| |||||
|
Personal services
|
P
|
P
|
P
|
P
| |||
|
Post office
|
P
|
P
|
P
| ||||
|
Recording studio
|
CU
|
CU
|
P
| ||||
|
Restaurant
|
P
|
P
|
P
|
P
| |||
|
Retail store
|
P
|
P
|
P
|
P
| |||
|
Shopping center
|
P
|
CU
|
P
| ||||
|
Tattoo parlor
|
P
|
P
|
P
|
P
| |||
|
Tavern or bar
|
P
|
P
|
P
|
CU
|
P
| ||
|
Vehicle sales
|
P
|
P
| |||||
|
Veterinarian services
|
P
|
P
|
P
|
P
| |||
|
Industrial
| |||||||
|
Asphalt/concrete plant
|
P
| ||||||
|
Automobile graveyard
|
P
| ||||||
|
Brewery
|
P
| ||||||
|
Commercial motor vehicle repair
|
P
|
P
| |||||
|
Construction-related businesses
|
P
|
P
| |||||
|
Distillery
|
P
| ||||||
|
Dry-cleaning plant
|
P
|
P
| |||||
|
Equipment sales
|
P
|
P
| |||||
|
Large area distribution center
|
P
| ||||||
|
Manufacturing facility, heavy
|
P
| ||||||
|
Manufacturing facility, light
|
P
|
P
| |||||
|
Process plants (metals, chemicals, etc.)
|
P
| ||||||
|
Recycling business
|
CU
| ||||||
|
Refrigerated warehouse or cold storage
|
P
|
P
| |||||
|
Research and development
|
CU
|
P
|
CU
|
CU
|
P
| ||
|
Self-storage facility
|
P
|
P
| |||||
|
Specialized industrial facility
|
P
| ||||||
|
Tank farms
|
P
| ||||||
|
Warehouse and storage services (including distribution) greater
than 120,000 sq. ft. GFA
|
P
| ||||||
|
Warehouse and storage services (including distribution) up to
120,000 sq. ft. GFA
|
P
|
P
|
P
| ||||
|
Public Assembly
| |||||||
|
Auditorium/theater/movie theater
|
P
|
P
|
P
| ||||
|
Clubs and lodges (not including commercial recreation uses)
|
P
|
CU
|
P
| ||||
|
Community center
|
P
|
P
|
P
|
P
| |||
|
Conference center
|
P
|
P
|
P
|
P
| |||
|
Place of worship
|
P
|
P
|
P
| ||||
|
Institutional or Community Facility
| |||||||
|
Animal hospitals
|
P
|
P
|
P
|
P
| |||
|
Aquarium/zoo
|
P
|
P
| |||||
|
Assisted living facility
|
P
|
P
| |||||
|
College/university
|
P
|
P
|
P
|
P
| |||
|
Day-care center
|
P
|
P
|
P
|
P
| |||
|
Educational institution
|
P
|
P
|
P
|
P
| |||
|
Emergency shelter
|
CU
|
P
| |||||
|
Exhibitions and art galleries
|
CU
|
P
|
P
|
P
|
P
| ||
|
Home-Based day care
|
CU
|
CU
|
P
|
P
|
P
|
P
| |
|
Group care facility
|
P
| ||||||
|
Hospital building
|
P
|
P
|
P
| ||||
|
Life care community
|
P
|
P
| |||||
|
Medical offices
|
CU
|
P
|
P
|
P
|
P
| ||
|
Methadone treatment facility
|
CU
| ||||||
|
Nursing home
|
P
|
P
| |||||
|
Retirement housing facility
|
P
|
CU
|
P
|
P
| |||
|
School
|
P
|
P
| |||||
|
Skilled nursing facility
|
P
|
P
| |||||
|
Government Uses
| |||||||
|
Ambulance station
|
P
|
P
| |||||
|
Correctional/rehabilitation facility
|
P
| ||||||
|
Emergency operation center
|
P
|
P
| |||||
|
Fire station
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Library
|
P
|
CU
|
P
|
P
|
P
|
P
|
P
|
|
Magistrate office and court
|
P
|
P
| |||||
|
Municipal building
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Park
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Police station
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Salt storage facility
|
P
|
P
| |||||
|
Transportation-related Facilities
| |||||||
|
Airport control tower
|
P
| ||||||
|
Airport maintenance facility
|
P
| ||||||
|
Airport terminal
|
P
| ||||||
|
Bus or truck maintenance facility
|
P
|
CU
|
CU
| ||||
|
Bus terminal
|
CU
|
CU
|
CU
| ||||
|
Heliport facility
|
P
| ||||||
|
Parking structure commercial
|
P
|
CU
|
CU
| ||||
|
Park-and-ride facility
|
P
|
P
| |||||
|
Taxi and limousine service
|
P
|
P
| |||||
|
Towing or other road services
|
P
|
P
| |||||
|
Truck or freight transportation services
|
P
|
P
| |||||
|
Utility, Telecommunications, Energy, Waste
| |||||||
|
Co-location - communication tower
|
P
|
P
| |||||
|
Essential services
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Electric power generation facility
|
P
| ||||||
|
Hazardous waste recycling facility
|
P
| ||||||
|
Incinerator, or similar facility
|
P
| ||||||
|
Water tank (elevated, at grade, under-ground)
|
P
|
CU
| |||||
|
Radio or television transmitter
|
P
| ||||||
|
Railroad facility
|
CU
|
P
| |||||
|
Sewage treatment plan
|
P
| ||||||
|
Solar energy production facility, large
|
P
|
P
| |||||
|
Solid waste transfer station
|
P
| ||||||
|
Solid waste combustor or incinerator
|
P
| ||||||
|
Solid waste landfill facility
|
P
| ||||||
|
Telecommunications Tower
|
CU
| ||||||
|
Wind energy production facility, large
|
CU
| ||||||
|
Agriculture, forestry, fishing, and hunting
| |||||||
|
Animal production
|
P
| ||||||
|
Farmers market
|
P
|
P
| |||||
|
Forestry/logging
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Grain silos and other storage structure for grains and agricultural
products
|
P
| ||||||
|
Greenhouses/nurseries
|
P
|
P
| |||||
|
Hatcheries and poultry houses
|
P
| ||||||
|
Livestock pens or hog houses
|
P
| ||||||
|
Stable, private
|
CU
| ||||||
|
Urban agriculture limited (no animals)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Mining and extraction establishments
| |||||||
|
Coal mining/portal
|
P
| ||||||
|
Metallic Mining (iron, copper, etc)
|
P
| ||||||
|
Natural gas compressor station
|
CU
|
P
| |||||
|
Natural gas processing plant
|
P
| ||||||
|
Nonmetallic mining
|
P
| ||||||
|
Oil or gas well
|
CU
|
CU
| |||||
|
Quarrying and stone cutting
|
P
| ||||||
Accessory uses shall be permitted in accordance with Table 9:
|
P - Permitted Use by Right
|
|
SE - Use by Special Exception
|
|
CU - Conditional Use
|
|
Where blank, the use is not permitted in the corresponding district.
|
|
Table 9 - Table of Authorized Accessory Uses and Structures
| |||||||
|---|---|---|---|---|---|---|---|
|
Authorized Accessory Uses and Structures
| |||||||
|
Use
|
C
|
SFR
|
RD
|
IND
|
CBD
|
MU
|
C-1
|
|
Accessory dwelling unit
|
CU
|
CU
|
CU
| ||||
|
Boat storage as accessory to a marina
|
P
| ||||||
|
Community food bank
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Day care center (accessory to place of worship or school only)
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Deck, patio, or porch
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Fence
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Fire escapes, fire towers, or handicap ramps where required
by the building code
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Flagpole
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Garage, private and carports
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Gazebo
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Heating and cooling units (permitted in side or rear yards only)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Home occupation business (see also no-impact home-based business)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Hot tubs and outdoor spas
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
No-impact home-based business (see also home occupations)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Outdoor hydronic heater
|
P
| ||||||
|
Outdoor dining (accessory to permitted use)
|
P
|
P
|
P
|
P
| |||
|
Satellite dishes (subject to Article V)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Signs (subject to Article VII)
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Small solar energy system
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Small wind energy system
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Stables/private
|
P
| ||||||
|
Storage buildings or sheds
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Swimming pools
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Swing and play sets
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Tennis courts
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Stormwater detention or retention facilities
|
P
|
P
|
P
|
P
|
P
|
P
|
P
|
|
Urban agriculture, accessory use
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Any other building or use that the Zoning Officer determines
is customarily incidental to the permitted principal use or principal
building
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
A.
Accessory uses and structures shall be permitted in accordance with
the following standards:
(1)
Detached accessory buildings and structures shall not be located
in the front yard.
(2)
Detached accessory garages, where permissible, which front on
a public alley are not required to comply with the minimum setback
requirement from the property line abutting the public alley, however
shall maintain a minimum three-foot setback from the property line
abutting the alley.
(3)
The location of permitted nonresidential accessory structures
is governed by the same dimensional regulations as set forth for the
principal use or principal structure or structures.
(4)
Accessory structures shall be counted towards the maximum lot
coverage on a lot and in no case shall exceed the maximum lot coverage
for the district in which it is located when considering all structures
on the lot.
(5)
Accessory uses shall not include the conduct of trade or business
unless permitted in conjunction with an authorized principal use that
permits trade or business.
(6)
All permanent accessory structures shall be set back a minimum
of two feet from any property line.
(7)
In addition to permanent setbacks for accessory structures,
basketball hoops shall be set back a minimum of 10 feet from the street
right-of-way line, whether permanently affixed or moveable structures.
(8)
Not more than one accessory structure by type shall be permitted
on an individual lot (e.g. shed, play structure, etc.).
(9)
Accessory structure height. Accessory structures shall not be
taller than the existing principal structure on the lot to a maximum
of 24 feet. Exceptions to accessory structure height requirements
are as follows:
(a)
Flag and light poles shall not exceed 20 feet in height.
(10)
Accessory uses shall be conducted on the same lot or an adjacent
lot in common ownership as the principal use to which it is related;
and clearly incidental to, and customarily found in connection with,
the principal use or structure.
(11)
Accessory buildings or uses shall not be constructed or established
on a lot until the construction of the principal structure is completed
or the principal use is established.
