A. 
R Residential.
(1) 
Permitted uses. See Table 7-1, Permitted Uses and Structures.
(2) 
Accessory uses. See § 105-7-3.
(3) 
General requirements (reserved).
B. 
MR Residential.
(1) 
Permitted uses. See Table 7-1, Permitted Uses and Structures.
(2) 
Accessory uses. See § 105-7-3.
(3) 
General requirements. No more than six townhouse units are permitted in any one structure.
(4) 
Conditional uses.
(a) 
The permitted uses and structures shall be governed by Table 7-1, Permitted Uses and Structures, of this chapter.
(b) 
The conditional use proceedings shall be conducted as per the requirements of § 105-4-8 of this chapter.
(c) 
The bulk and density standards shall be governed by Table 8-1, Basic Development Standards in Residential Zones, of this chapter.
(5) 
Conditional use option 2, planned unit development.
(a) 
Purpose. The purpose of this option is to encourage design innovation, superior architectural, design and development standards, compatibility with and enhancement of the surrounding environment, integration with the surrounding neighborhood and to achieve the goals of the Comprehensive Plan.
(b) 
Findings. In addition to the required findings detailed in § 105-4-8B, the Planning and Zoning Commission must find and the Town Council must concur that:
[1] 
The design of the project represents a significant design innovation which would not be achievable by strictly adhering to the development standards found in this chapter.
[2] 
The project will be constructed to superior architectural, design, and development standards that are in excess of the standards otherwise found in this chapter.
[3] 
The project will include open space, recreation areas, and protection and enhancement of the natural environment that meet or exceed the standards otherwise required by this chapter.
[4] 
The project's design will in no way hinder the provision of emergency access, emergency services, municipal service delivery, school bus access, trash collection, or other necessary public services to be provided in the development.
(c) 
The permitted uses and structures shall be governed by Table 7-1, Permitted Uses and Structures, of this chapter.
(d) 
The conditional use proceedings shall be conducted as per the requirements of § 105-4-8 of this chapter.
(e) 
Subdivision plans must detail the bulk and density standards proposed for the conditional use subdivision plan. Once accepted by the Planning and Zoning Commission and the Town Council, these standards must be recorded with the record plat and shall govern land development on the parcel.
(f) 
Multifamily structures and manufactured homes are not permitted under this conditional use option.
(g) 
Development standards for this conditional use option shall be governed by Table 8-5, Dimensional and Density Standards for Accessory Buildings and Structures, of this chapter.
C. 
RPC Residential Planned Community.
(1) 
Permitted uses. See Table 7-1, Permitted Uses and Structures.
(2) 
Accessory uses. See § 105-7-3.
(3) 
General requirements.
(a) 
Purpose. The purpose is to encourage design innovation, superior architectural, design and development standards, compatibility with and enhancement of the surrounding environment, integration with the surrounding neighborhood and to achieve the goals of the Comprehensive Plan.
(b) 
Findings. In addition to the required findings detailed in § 105-4-8B, the Planning and Zoning Commission must find and the Town Council must concur that:
[1] 
The design of the project represents a significant design innovation which would not be achievable by strictly adhering to the development standards found in this chapter.
[2] 
The project will be constructed to superior architectural, design, and development standards that are in excess of the standards otherwise found in this chapter.
[3] 
The project will include open space, recreation areas, and protection and enhancement of the natural environment that meet or exceed the standards otherwise required by this chapter.
[4] 
The project's design will in no way hinder the provision of emergency access, emergency services, municipal service delivery, school bus access, trash collection, or other necessary public services to be provided in the development.
(c) 
The permitted uses and structures shall be governed by Table 7-1, Permitted Uses and Structures, of this chapter.
(d) 
The conditional use proceedings shall be conducted as per the requirements of § 105-4-8 of this chapter.
(e) 
Subdivision plans must detail the bulk and density standards proposed for the conditional use subdivision plan. Once accepted by the Planning and Zoning Commission and the Town Council, these standards must be recorded with the record plat and shall govern land development on the parcel.
(f) 
No more than six townhouse units are permitted in any one structure.
D. 
C Commercial.
(1) 
Permitted uses. See Table 7-1, Permitted Uses and Structures.
(2) 
Accessory uses. See § 105-7-3.
(3) 
General requirements (reserved).
E. 
LI Light Industrial.
(1) 
Permitted uses. See Table 7-1, Permitted Uses and Structures.
(2) 
Accessory uses. See § 105-7-3.
(3) 
General requirements (reserved).
F. 
Neighborhood Business District.
(1) 
Permitted uses. See § 105-7-1 and Table 7-1, Permitted Uses and Structures.
(2) 
Accessory uses. See § 105-7-3.
(3) 
Conditional uses. See Table 7-1, Permitted Uses and Structures. Proposed conditional uses shall be identified in the application to the Planning and Zoning Commission and shall follow requirements in § 105-4-8.
(4) 
General requirements.
(a) 
Eligibility requirements. No land area shall be zoned NB unless the following conditions are met:
[1] 
The land shall contain a minimum acreage of five acres. Parcels or tracts less than the minimum acreage may be permitted if they are contiguous to an existing NB-zoned area and may be harmoniously integrated into the NB area, consistent with the requirements and purposes of this zone. Parcels fewer than five acres may be joined with adjacent parcels as part of NB master site planning if the total of all said parcels is five acres.
[2] 
The land area shall have access to an existing or planned collector road, subcollector, or arterial.
[3] 
The land area shall be served by adequate existing or planned infrastructure.
[4] 
The land area may contain a single or multiple parcels.
[5] 
The rezoning application for the land area shall be filed jointly by all owners of the involved land area.
[6] 
No land shall be classified in the NB District unless it is so designated in the Town's Comprehensive Plan recommending mixed-use development.
(b) 
A mix of residential dwelling types is required within an NB; however, not fewer than 20 of the total dwelling units must be single-family detached dwellings.
(c) 
The total ground floor area of nonresidential development uses shall not exceed 50% of the total neighborhood business development area.
(d) 
Open space.
[1] 
Open space provisions are provided in § 105-12-8. In addition, 90% of the lots within the areas devoted to mixed-residential uses shall be within a quarter mile and accessible to common open space.
[2] 
The open space should also be consistent with the Town's plans for its park and open space system as set forth in the Comprehensive Plan.
(e) 
To approve the zoning of a neighborhood business project, the Planning and Zoning Commission must find, and the Town Council must concur, that the project's design satisfies all of the following criteria:
[1] 
Is consistent with purpose statement in § 105-6-1 herein and meets the said design principles of traditional neighborhoods.
[2] 
Is consistent with the policies set forth in the most recently certified Comprehensive Plan.
[3] 
Maintains and helps preserve Frankford's small-town atmosphere and traditions.
[4] 
Includes a mixture of uses and housing types inspired from and integrated into the existing Town character and densities, as well as other neotraditional design principles.
[5] 
Will not hinder the provision of emergency access, emergency services, municipal service delivery, school bus access, trash collection, or other necessary public services to be provided in the development.
(5) 
Permitted uses for neighborhood business district.
(a) 
In order to achieve the proximity necessary to make neighborhoods walkable, it is important to mix land uses. A Neighborhood Business District should consist of a mix residential area, a mixed-use area, and open space as provided below:
(b) 
Mix residential area.
[1] 
Residential uses identified in Table 7-1, Permitted Uses and Structures.
[a] 
Single-family dwelling, including modular homes;
[b] 
Two-family dwelling;
[c] 
Townhouse dwelling.
[2] 
Passive open space.
(c) 
Mixed-use area. The term "mixed-use area" is used to designate the community center or focal point of the development.
[1] 
Uses identified in Table 7-1, Permitted Uses and Structures, and described below. The typical streetscape anticipated by this chapter is depicted below.
[2] 
Commercial uses.
[a] 
Retail food establishments: 7,500 square feet or less. Such establishments may include, but not be limited to, neighborhood grocery store, bakery, candy store, butcher shop, convenience store, and similar establishments;
[b] 
Retail sales establishments: 7,500 square feet or less. Such establishments may include, but not be limited to, florists or nurseries, hardware stores, stationery stores, bookstores, studios and shops of artists and artisans, and similar establishments;
[c] 
Services including business, personal, retail and social: 7,500 square feet or less. Typical uses include day-care centers, music, dance or exercise studios, offices, including professional and medical offices, barber, hair salon, dry cleaning;
[d] 
Restaurant, not including drive-through. Specialty restaurants include cafes, coffee shops, bars or pubs and other similar establishment;
[e] 
Pharmacy or similar use: 12,000 square feet or less;
[f] 
Supermarket: 35,000 square feet to 50,000 square feet;
[g] 
Cinema.
[3] 
Residential uses.
[a] 
Single-family attached dwelling, including two-family, townhouse;
[b] 
Residential units located on upper floors above commercial or office uses.
[4] 
Office or services.
[a] 
Offices;
[b] 
Service establishments, including business, personal, retail, or social, as defined in Article II.
[5] 
Civic or institutional uses.
[a] 
Municipal offices, fire stations, libraries, museums, community meeting facilities, and post offices;
[b] 
Transit shelters;
[c] 
Educational facilities;
[d] 
Performing arts facility and theater, and art studio and artisan studios;
[6] 
Emergency services.
[a] 
Police;
[b] 
Fire;
[c] 
EMS station.
(d) 
Active open space uses.
[1] 
Central square; neighborhood park; playground and similar uses.
Elevation sketch of a typical streetscape generally preferred within a mixed-use area. Architectural design, street furniture, and landscaping all contribute to an attractive, human-scaled environment with a distinct visual character.
A. 
General. A use not specifically listed as permitted in a zoning district is prohibited unless determined similar in accordance with Subsection B below.
B. 
Determination of similar uses.
(1) 
A determination as to whether a use is similar to a use permitted by right shall be considered an expansion of the use regulations of the zone and not as a variance applying to a particular situation. Any use found similar shall be included in the list of uses permitted by right.
(a) 
The determination of similar uses shall not be construed to exempt applicants from complying with the regulation of off-street parking and signs set forth in this chapter.
(2) 
Application.
(a) 
All applications for permits involving uses not specifically listed among the uses permitted by right in any zone shall be submitted to the Administrator.
(b) 
The Administrator shall have the authority to determine that a use is similar to a use permitted by right.
(c) 
The Town Council may on a case-by-case basis refer to the Administrator the authority to determine that a use is similar to a use permitted by right.
(3) 
Standards governing the determination of similar use.
(a) 
The use closely resembles and contains the same characteristics as the classification to which it is to be added.
(b) 
The use does not create dangers to health and safety, and does not create offensive noise, vibrations, dust, heat, smoke, odor, glare, or other objectionable influences to an extent greater than normally resulting from other uses listed in the classification to which it is to be added.
(c) 
The use does not create traffic to a greater extent than the other uses listed in the classification to which it is to be added.
(4) 
The determination of similar uses shall not be construed to exempt applicants from complying with the regulation of off-street parking and signs set forth in this chapter.
A. 
Definition. A use is an "accessory use" if it meets all of the following criteria:
(1) 
Is incidental and subordinate to the principal use;
(2) 
Is customary to the principal use;
(3) 
Is operated and maintained under the same ownership and on the same lot as the principal use;
(4) 
Does not include structures or structural features inconsistent with the principal use; and
(5) 
Does not include overnight lodging for anyone other than members of the household in which the accessory use is conducted.
B. 
Where permitted. Except as otherwise provided, accessory uses are permitted in all zones.
Any business, occupation, or activity undertaken for gain within a residential structure that is incidental and secondary to the use of that structure as a dwelling unit.
A. 
Permitted home-based businesses.
(1) 
Offices for professionals, including architects, brokers, counselors, clergy, draftspersons and cartographers, engineers, insurance agents, lawyers, real estate agents, accountants, editors, publishers, journalists, psychologists, contract management, graphic design, construction contractors, landscape design, surveyors, cleaning services, salespersons and manufactures' representatives, travel agents.
(2) 
Personal services, including barbershops, beauty parlors, manicure and pedicure shops, pet grooming, catering and chauffeuring services.
(3) 
Instructional services, including music, dance, art and craft classes, and tutoring.
(4) 
"Babysitting services," defined as the occasional care of children.
(5) 
Studios for artists, sculptors, musicians, photographers, and authors.
(6) 
Workrooms for tailors, dressmakers, milliners, and craftpersons, including weaving, lapidary, jewelry making, cabinetry, and woodworking.
(7) 
Repair services, including watches and clocks, small appliances, computers, electronic devices, lawn mowers, and small engines.
(8) 
Garage and yard sales (limited to four times per year).
(9) 
Direct sales parties.
B. 
Prohibited home-based businesses.
(1) 
Commercial kennels, veterinary clinics and hospitals.
(2) 
Medical clinics, dental clinics, hospitals.
(3) 
Restaurants, bars, and nightclubs.
(4) 
Funeral homes and undertaking establishments.
C. 
Operational standards.
(1) 
Operating hours.
(a) 
General standard. Customer and client visits to the home-based business are limited to the hours from 8:00 a.m. to 8:00 p.m.
(b) 
Additional provisions.
[1] 
These operational standards recognize that some home-based businesses occasionally rely on client/customer visits that begin before 8:00 a.m. and last beyond 8:00 p.m. Examples of such home-based businesses include babysitting services, instructional services, Tupperware® parties, and party planning businesses.
[2] 
Businesses such as those listed in Subsection C(1)(b)[1] shall be considered as operating within the home-based business standards as long as they do not cause undue traffic congestion and comply with the standards governing equipment used or operated by home-based businesses.
(2) 
Employees.
(a) 
On-premises employees. A home-based business shall have not more than two nonresident employees on the premises at any one time.
(b) 
Off-premises employees. The number of nonresident employees working at locations other than at the home-based business is not limited.
(3) 
Equipment. Equipment used in, and the operation of, a home-based business, shall not:
(a) 
Create any vibrations, heat, glare, dust, odors, or smoke discernible at the property lines;
(b) 
Generate noise that violates any municipal ordinance or regulation pertaining to noise;
(c) 
Create any electrical, magnetic or other interference off the premises;
(d) 
Consume utility quantities that negatively impact the delivery of those utilities to surrounding properties;
(e) 
Use and/or store hazardous materials in excess of quantities permitted in residential structures.
(4) 
Signs. See Article XIII.
A. 
Private residential swimming pools shall adhere to the following standards:
(1) 
All pools shall be located in the rear yard areas. Pools shall occupy no more than 25% of the rear yard area or a maximum of 800 square feet as measured along the surface of the water, whichever is smaller.
(2) 
In case of a corner lot, a permanent private swimming pool shall not be constructed, erected, installed or maintained closer to the side street line than the prevailing setback line on that street.
(3) 
The pool may be lighted by underwater or exterior lights, or both, provided all exterior lights are located so that the light is neither directed nor reflected upon adjacent properties in such a manner as to be a nuisance or any annoyance to neighboring properties. Underwater lighting shall be in compliance with the applicable National Electrical Code.
(4) 
Accessory swimming pools, open and unclosed, may occupy in a required rear yard, provided that they are not located closer than six feet to the rear lot line. A walk space at least three feet wide shall be provided between pool walls and protective fences or barrier walls. Every swimming pool shall comply with the adopted International Building Code, as amended, pertaining to pool safety.
(5) 
All in-ground swimming pools and aboveground pools with side walls greater than 36 inches shall be completely surrounded by a fence of six feet in height or meet the requirements of the International Building Code as it relates to swimming pool enclosures, whichever is more stringent.
[Amended 9-2-2025 by Ord. No. 2025-0004; 1-6-2026 by Ord. No. 2026-0001]
Blank
=
Not permitted
P
=
Permitted use
CU
=
Conditional use; see § 105-4-8
D
=
See definition in Article II
Table 7-1. Permitted Uses and Structures
Use
Zone R
Zone MR
Zone RPC
Zone C
Zone NB
Zone LI
Agriculture-related uses
Farms, customary and conventional farming operations, including the raising of vegetables, flowers, and horticultural materials; not to be construed to include commercial poultry and swine production, cattle feeder lots, and fur-bearing animal farms
P
P
P2
P2
Farms, housing or raising of livestock for commercial or noncommercial purposes
P2
Greenhouse, commercial
D
P
P2
P
Residential Uses
Apartment above commercial or office uses
P
P1
Bed-and-breakfast
D
CU
CU
CU
CU
CU
Bed-and-breakfast inn
Dwelling, duplex
D
CU
P
P
Dwelling, manufactured home
D
Dwelling, multifamily
D
P
P
Dwelling, single-family detached, including modular
D
P
P
P
P
Dwelling, townhouse
D
P
P
P
Home-based business
D
CU
CU
CU
CU
Hotel, motel
D
P
P
Sales and Rental of Goods, Merchandise, and Equipment
Convenience store
D
CU
P
P1
P
Convenience store w/ accessory fuel sales
D
P
CU1
Retail food establishments 7,500 square feet or less
D
CU
P
P1
Retail food establishments more than 7,500 square feet
D
P
CU1
Retail sales establishments 7,500 square feet or less
D
CU
P
P1
Retail sales establishments more than 7,500 square feet
D
P
CU1
Pharmacy or related uses, 1,200 square feet or less
D
P
P
Pharmacy or related uses, more than 12,000 square feet
D
P
CU1
Supermarket, 35,000 to 50,000 square feet
D
P
P1
Supermarket, more than 50,000 square feet
D
P
CU1
Restaurant
D
CU
P
P1
Wholesale trade establishment
D
P
P
Office, Clerical, Research, Personal Service and Similar Enterprises Not Primarily Related to Goods and Services
Business service establishments
D
P
P1
P
Offices
D
P
P1
P
Miscellaneous service establishments
D
P
P1
Personal service establishments
D
P
P1
Retail service establishments 7,500 square feet or less
D
CU
P
P1
Retail service establishments more than 7,500 square feet
D
P
P1
Social service establishments
D
P
P1
P
Small appliances and small motor repair establishments
D
P
CU
P
Manufacturing, Assembling, Processing
Manufacturing establishments
D
P
Educational, Cultural, Religious, Philanthropic, Social, Fraternal
Club, private such as golf, swimming, and tennis clubs, lodges, and other annual membership clubs
D
CU
CU
P1
Educational institutions, public and private
D
CU
CU
CU
CU
P1
Places of worship
D
CU
CU
CU
CU
P1
Performing arts facility and theater, and art studios and artisan studios
P
CU
Institutional, Residence, Care, Confinement and Medical Facilities
Day-care center
D
CU
CU
CU
P
P1
Day care, family (1 to 9 children)
D
P
P
P
P
CU1
Day care, large family (7 to 12 children)
D
CU
CU
CU
P
CU1
Hospital
D
P
CU1
Medical clinic
D
P
P1
Nursing and care facilities
D
P
CU1
Surgical center
D
P
P1
Fitness/wellness center
P
P1
Transportation-Related Sales and Service
Motor vehicle filling stations
P
CU1
Motor vehicle sales, repair, service and storage
P
P
Storage and Parking
Distribution center
D
P
P1
P
Garage, public or commercial parking
CU
P
P1
P
Self-storage facility
D
P
P
Warehouse
D
P
P
Public, Semipublic, Emergency
Government facilities and services, local
D
CU
CU
CU
P
P
Government facilities and services, nonlocal
D
CU
CU
P
P
Parks and open space
P
P
P
P
P
Public safety facilities, including ambulance, fire, police, rescue, and national security
D
CU
CU
CU
P
P
Public utility service facilities
D
CU
CU
CU
CU
CU
P
Recreation facility
D
CU
CU
CU
CU
P
Not Grouped Elsewhere
Cemeteries
CU
CU
CU
CU
Funeral home
P
Veterinary clinics, animal hospitals, or commercial kennels, provided that no open pens, runs, kennels or cages are located within 100 feet of land that is used or zoned residential
P
CU
Private kennels
P
P
P
P1
Uses permitted by-right in the designated mixed-use area.
CU1
Uses allowed following conditional use review in the designated mixed-use area.
P2:
Only permitted while land is in active farming condition.