Double Family Residential District. The SF-2 Double Family Residential District is intended to provide medium density single-family development, but to allow development of duplex family developments through the use of a Special Use Permit. Certain other institutional, social, and recreational uses are also permitted in this district, such as schools, child care and recreational uses. The intent is to maintain or create walkable, pedestrian-oriented neighborhoods. Development under this district should be of a form and character consistent with established character of the community.
(Ordinance 99-0928-A adopted 10/12/21)
Use and development of land and buildings shall only be for the following specified uses, unless otherwise provided for in this Ordinance. All applicable ICC codes adopted by the City of Bells shall also be enforced when developing structures. Uses are grouped into major categories and only those uses listed under each category are permitted. Land and/or buildings in the districts indicated at the top of the Table may be used for the purposes denoted by the following abbreviations:
P: Permitted Use. Land and/or buildings in this District may be used for the purposes listed by right.
S: Special Use. Land and/or buildings in this District may be used for this purpose by obtaining Special use approval when all applicable standards cited in Article 14 [are met].
–: Not Permitted. The use is not permitted in the district. Uses not listed in the table are also not permitted. Uses that are not listed in any district of the zoning ordinance, as shown, may be allowed based upon a similar/comparable use determination from the City of Bells Planning and Zoning Commission.
Table 4.1. Schedule of Use Table
Use
SF-2
Use Requirements
Residential limited to the following:
 
 
Single-family detached dwellings
P
Section 14.01
Two-family dwellings
S
Section 14.01
Home occupations
P
Section 14.01(2)(b) [14.01(b)]
Multiple-family dwellings
–
 
Agriculture and animal-related uses limited to the following:
 
 
Agriculture
–
 
Retail trade and Services limited to the following:
 
 
Planned neighborhood shopping centers
S
Section 14.02(c)
Accommodation and food services limited to the following:
 
 
Bed and Breakfasts
S
Section 14.05(a)
Food Truck Parks
S
Section 14.05(d)
Mobile Food Units
S
Section 14.05(d)
Taverns and Liquor Sales
–
 
Health care and social assistance limited to the following:
 
 
Day-care centers, commercial
S
Section 14.07(a)
Day-care homes, residential licensed for 12 or fewer children
S
Section 14.07(a)
Foster care homes
P
 
Funeral homes/mortuaries
S
Section 14.07(b)
Group homes licensed for 8 or fewer residents
S
Section 14.07(c)
Entertainment and recreation limited to the following:
 
 
Forestry/wildlife preserve
P
 
Golf course and country clubs
S
Section 14.08(c) [sic]
Parks/playgrounds
P
 
Civic, Religious and Social Organizations limited to the following:
 
 
Cemeteries
S
 
Churches, chapels, temples, synagogues and similar places of worship
S
Section 14.09(a)
Community centers
S
 
Clubs, lodges, union halls
S
 
Convents, monasteries and seminaries
S
 
Educational services limited to the following:
 
 
Libraries
P
 
Schools, elementary, middle and high
P
 
Public administration limited to the following:
 
 
Government buildings excluding correctional facilities
P
 
Museums, civic buildings and landmarks preserved for public inspection
P
 
Utilities limited to the following:
 
 
Public utility buildings
P
Section 14.11(a)
Transmission lines for gas, oil and electricity
P
 
Utility substations
S
 
Single accessory wind energy conversion systems
S
Section 14.11(b)(1)
Wireless communication facility - collocation
P
Section 14.11(b) [(c)]
Wireless communication facility
S
Section 14.11(c)
Alcoholic Beverages limited to the following:
 
 
Alcoholic beverage establishment
–
Section 14.16(3) [sic]
Alcoholic beverage store
–
Section 14.16(3) [sic]
Brewpub
–
Section 14.16(3) [sic]
Distillery
–
 
Winery
–
 
Convenience store
–
 
Food store; grocery store
–
 
General merchandise store
–
 
Retail shops and stores other than listed
–
 
Restaurant without drive-in or drive-through service
–
 
Restaurant with drive-in service
–
 
Restaurant with drive-through service
–
 
Private Club
–
 
(Ordinance 99-0928-A adopted 10/12/21)
All lots shall meet the following minimum area and width requirements. No new lots shall be created or altered in a manner that does not comply with the following requirements.
Table 4.2. Lot Area
Zone
Minimum Lot Sizes
Max. Res. Density
(Dwellings/AC.)
Lot Area
(sq. ft.)
Lot Width
(ft.)
Lot Depth
(ft.)
SF-2
5,400
60
90
7.26
(Ordinance 99-0928-A adopted 10/12/21)
All structures shall be subject to the dimensional regulations of the following table.
Table 4.3. Dimensional Lot Standards
Zone
Max. Building Height
(a, b)
Min. Setbacks
(ft.) (c, d, e, f)
Max. % Lot Coverage
(g)
Min. Floor Area
Height
(ft.)
Height
(St.)
Front Yard
Side Yard
Total Both Sides
Rear Yard
Building
Total
(sq. ft.)
First Floor
(sq. ft.)
SF-2
30
3
20
8
16
15
60%
1,000
800
(a) 
Accessory Structures.
Accessory structures shall be regulated under the requirements of Section 13.01[.]
(b) 
Height Exceptions.
No structure shall exceed the maximum height of the district except for the allowable exceptions to the height limits contained in Section 2.09.
(c) 
Projections into Yards.
All required yard spaces shall remain as landscaped open space, except for pavement, accessory structures and architectural features that are allowed to extend or project into required setbacks under Section 2.10. Driveways and other paved or gravel areas for vehicles shall not cover more than 50% of the front yard area. At least 50% of the front yard shall remain as landscaped green space.
(d) 
Setback from Road.
The front yard setback shall be measured from the road right-of-way or private road easement to the property line. Where a majority of lots on a block face are existing, the average setback shall dictate front yard setback requirements.
(e) 
Corner Lots.
(1) 
Corner lots shall provide the minimum front yard setback from the road that the lot has the narrowest along frontage. The longer road frontage shall be considered a side street and shall be required to provide a minimum ten (10) foot side yard setback along that street. Bells Planning and Zoning Commission may adjust the front lot line designation based upon the orientation of the building on the lot and adjacent lots.
(f) 
Double Frontage Lots.
In all districts, where a double frontage lot backs up to a roadway, the minimum required front or roadside setback shall be required from both road rights-of-way.
(g) 
Maximum Lot Coverage.
The maximum lot coverage for buildings shall be measured as follows:
(1) 
The building coverage shall be calculated as the ratio of the footprint of all buildings, including the principal building, garages and detached accessory buildings, to the net area of the lot.
(Ordinance 99-0928-A adopted 10/12/21)