Every parcel, lot, and tract of land within the Municipality
of Monroeville is designated with a zoning district. The use of land
is limited to the uses allowed by the applicable zoning district and/or
overlay zone. The applicable zoning districts and overlay zone(s)
are determined based on the Zoning Map and the provisions of this
chapter, which shall be consistent with the Municipality's Comprehensive
Plan.
A.
Consistency with Zoning District Map. Zoning districts identified
within this chapter shall coincide with the zoning district boundaries
identified on the Municipality's Official Zoning Map, and any
amendments to this map, shall be kept and maintained by the Department
of Community Development.[1]
[1]
Editor's Note: A copy of said map is included as an attachment to this chapter.
B.
Applicability of zoning standards. Each lot, tract, and parcel of
land or portion thereof within the zoning district boundaries designated
and marked on the Official Zoning Map, is classified, zoned and limited
to the uses hereinafter specified and defined for the applicable zoning
district.
A.
Where, due to the scale, lack of scale, lack of detail or illegibility
of the Official Zoning Map, or due to any other reason, there is uncertainty,
contradiction or conflict as to the intended location of a district
boundary line, the boundary line shall be determined by the Zoning
Officer in accordance with all of the following criteria:
(1)
Rights-of-way. Boundaries indicated as approximately following the
center lines of streets, highways, railroad tracks, alleys, irrigation
canals, bridges, or other right-of-way should be construed to follow
such center lines. Whenever any public right-of-way is lawfully vacated,
the lands formerly within the vacated right-of-way shall automatically
be subject to the same zoning district designation that is applicable
to lands abutting the vacated areas. In cases where the right-of-way
formerly served as a zoning district boundary, the lands within the
right-of-way now vacated shall be allocated proportionately among
the subject zoning districts;
(2)
Parcel, lot, tract. Boundaries indicated as approximately following
the boundaries of a parcel, lot, or tract shall be construed as following
such boundaries;
(3)
Jurisdiction boundary. Boundaries indicated as approximately following
a municipal or county boundary shall be construed as following said
boundary; and
(4)
Natural features. Boundaries indicated as approximately following
a river, stream, drainage channel, drainage basin, topographic contour
or other changeable natural feature not corresponding to any feature
listed in a subsection above shall be construed as following such
feature.
B.
When there is disagreement on the location of zoning district boundaries,
a determination shall be made by the Zoning Officer, with appeal from
the determination of the Zoning Officer made to the Zoning Hearing
Board.
When a zoning district boundary splits a lot, resulting in differing
and nonuniform requirements for the lot, the following provisions
shall apply:
A.
Where the lot is large enough to be subdivided into two or more lots,
each within a single zoning district, the landowner shall request
a use variance to utilize any portion of the lot other than that portion
of the lot in which the principal use is located. Further development
shall require subdivision;
B.
Where a lot cannot be subdivided in compliance with this chapter
and the Subdivision and Land Development Ordinance,[1] the authorized use permitted on the lot is limited to
those authorized uses permitted in the zoning district in which the
largest part of the lot is located, and the smaller part of the lot
located in another zoning district shall be subject to the provisions
of this chapter where the largest portion of the lot is located. If
this section shall create an undue hardship, the Zoning Hearing Board
shall have jurisdiction to grant such relief as it deems necessary.
The residential zoning districts are intended to promote the
livability, stability and improvement of the neighborhoods districts
as provided:
A.
The R-1, Single-Family Residential Zoning District is intended for
single family homes on large lots, typically, and characterized by
household living with nearby parks, schools, places of worship, and
other supportive services that are at an appropriate neighborhood
scale. The district requirements promote and protect the quality urban
residential living of the existing residential neighborhood.
B.
The R-2, Single/Multifamily Residential Zoning District is intended
to accommodate single-family homes and two-family homes that are situated
along principal arterial and minor arterial roads and adjacent to
commercial uses designed to service the surrounding residential neighborhoods.
The purpose of the R-2 District is to promote orderly development
of the Municipality and encourage well-designed living environments
which protect and stabilize the residential characteristics of Monroeville.
The District requirements are intended to preserve, promote and protect
a quality of urban residential living characterized by unobstructed
front yards, pedestrian-scale streetscapes and buildings scaled and
designed to be compatible with the neighborhood.
C.
The R-3, Multifamily Residential Zoning District is intended to accommodate
a variety of low-rise multifamily homes, to include but not be limited
to townhouses, garden apartments and condominiums, that are situated
along principal arterial and minor arterial roads and adjacent to
commercial uses designed to service the surrounding residential neighborhoods.
The district requirements are intended to preserve, promote and protect
a quality of urban residential living characterized by unobstructed
front yards, pedestrian-scale streetscapes and buildings scaled and
designed to be compatible with the neighborhood.
D.
The R-4, Multifamily Residential Zoning District is intended to accommodate
a variety of low- and high-rise multifamily homes, to include but
not be limited to townhouses, garden apartments and apartment buildings
of 10 stories in height or fewer, located along principal arterial
and minor arterial roads and convenient to transit services, public
uses and commercial businesses. The R-4 District is intended to provide
residential areas that accommodate multistory, higher density housing
while protecting, maintaining and enhancing existing residential character.
The district adds to the urban character of Monroeville and provides
diversity in housing types.
E.
Section 359-34, Zoning use chart, identifies land use categories that are permitted in the Residential Zoning Districts.
F.
Accessory structure(s). The maximum allowable square footage of accessory
structure(s) shall not exceed 20% of the total square footage of the
primary structure or exceed 500 square feet. There shall be no more
than two accessory structures on a lot. These restrictions do not
apply to agricultural use accessory structures.
G.
In every residential development other than a development of less
than 10 acres, one-family detached houses the developer shall provide
recreational facilities recommended by the Planning Agency as appropriate
to the population to be housed in such development. Reference Ordinance
No. 2525 (SALDO) Section 004-17, Parks, Open Space, and Recreation
Facilities.[1]
H.
In any residential development other than one-family, the developer shall provide a pedestrian circulation system which, as a minimum, shall be comprised of sidewalks not less than four feet in width located along public streets. The pedestrian circulation system in a planned development shall be a part of the development plan; Refer to Article VI and SALDO Ord. No. 2525[2] for specific sidewalk requirements.
I.
In any one-family attached or garden apartment development differing
setbacks, rooflines and first-floor elevations may be required in
order to best adapt to the specific topography of the site; however,
the minimum setbacks as set forth in this chapter shall be followed.
J.
In every residential development, all required yards will be permanently
maintained with grass planting, or other acceptable landscape planting,
as determined by the Planning Commission.
K.
The floor area for every dwelling unit shall not be less than 1,000
square feet for a one-family dwelling, a two-family dwelling or a
one-family attached dwelling. In multiple-family structures other
than one-family attached units, the floor area per dwelling unit shall
not be less than 750 square feet for a unit having three or more bedrooms;
600 square feet for a unit having two bedrooms; or 450 square feet
for a unit having one bedroom or for an efficiency apartment. The
floor area shall not be less than 800 square feet for a mobile home.
A.
Structures shall meet the minimum lot area, minimum lot frontage,
minimum lot width, minimum front yard, minimum side yard, and minimum
rear yard that are established in Table 359-20B, except as provided
hereinafter;
B.
No structure shall exceed the maximum height above grade as provided in Table 359-20B, except as provided in § 359-30;
|
Table 359-20B - Lot and Dimensional Requirements, Residential
Zoning Districts
| ||||
|---|---|---|---|---|
|
R-1
|
R-2
|
R-3
|
R-4
| |
|
Minimum lot area
|
10,000 square feet
|
7,500 square feet
|
7,500 square feet
|
10,000 square feet
|
|
Minimum lot width
|
75 feet
|
60 feet
|
60 feet
|
75 feet
|
|
Minimum lot frontage
|
50 feet
|
40 feet
|
40 feet
|
60 feet
|
|
Minimum front yard
|
30 feet
|
30 feet
|
30 feet
|
40 feet
|
|
Minimum side yard
|
15 feet
|
10 feet
|
10 feet
|
20 feet
|
|
Minimum rear yard
|
40 feet
|
40 feet
|
40 feet
|
40 feet
|
|
Maximum height
|
35 feet
|
35 feet
|
60 feet
|
100 feet
|
C.
Density and floor area requirements.
(1)
The minimum lot area for each dwelling unit is specified in Table
359-20C(1):
|
Table 359-20C(1) - Density of Development Limits
| ||||
|---|---|---|---|---|
|
R-1
|
R-2
|
R-3
|
R-4
| |
|
Single-family home
|
7,500 square feet
|
7,500 square feet
|
7,500 square feet
|
10,000 square feet
|
|
Two-family home
|
N/A
|
4,375 square feet
|
4,375 square feet
|
4,375 square feet
|
|
Townhouse
|
N/A
|
3,200 square feet
|
3,200 square feet
|
3,200 square feet
|
|
Garden apartment
|
N/A
|
2,400 square feet
|
2,400 square feet
|
2,400 square feet
|
|
Apartment
|
N/A
|
N/A
|
N/A
|
1,200 square feet
|
(2)
The maximum floor area ratio for residential uses is specified in
Table 359-20C(2):
|
Table 359-20C(2) - Maximum Floor Area to Lot Area Ratio
| ||||
|---|---|---|---|---|
|
R-1
|
R-2
|
R-3
|
R-4
| |
|
Under 4 stories
|
0.30
|
0.33
|
0.40
|
0.50
|
|
4 stories
|
N/A
|
N/A
|
0.50
|
0.60
|
|
5 stories
|
N/A
|
N/A
|
0.60
|
0.70
|
|
6 stories
|
N/A
|
N/A
|
0.70
|
0.80
|
|
7 stories
|
N/A
|
N/A
|
N/A
|
0.90
|
|
8 stories
|
N/A
|
N/A
|
N/A
|
1.00
|
|
9 stories
|
N/A
|
N/A
|
N/A
|
1.10
|
|
10 or more stories
|
N/A
|
N/A
|
N/A
|
1.20
|
A.
The C-1, Neighborhood Commercial Zoning District is intended to accommodate
the shopping, service and family needs of nearby medium- to high-density
residential neighborhoods and a localized area. Small in size, these
shops, stores and offices are conveniently situated adjacent to collector
and major arterial roads. The intent of the district is to provide
locations to accommodate general retail, service, finance, insurance
and real estate and related structures and uses. Proximity to residences
requires that commercial operations in the C-1 District are low intensity,
unobtrusive and conducted at a scale and density compatible with the
surrounding neighborhood. There is a relatively low demand on public
services, transportation and utilities.
B.
The C-2, Business Commercial Zoning District is intended as the core
commercial area to accommodate the development of a broad spectrum
of commercial and business uses that serve not only the local residents
but also attract a large regional population. This designated commercial
area is situated to be adjacent or within close proximity to principal
arterial highways, expressways and interstate interchange areas. The
C-2 District is preserved through appropriate design elements, amenities
or treatments that create, enhance and reinforce the design relationships
between the buildings, sites and streets and still establish an ambience
that is uniquely urban.
C.
The C-3, Mixed-Use Zoning District is intended to accommodate a mix
of residential, commercial, public, institutional uses and associated
professional and support services that will be utilized not only by
the local residents but the regional population at large. This designated
mixed-use area is in close proximity to principal arterial highways,
expressways and interstate interchange areas. The C-3, Mixed-Use Zoning
District blends mutually supportive uses, including, but not limited
to, some combination of residential, commercial, cultural, institutional,
recreational and public uses. The C-3, Mixed-Use Zoning District permits
apartments on a second floor or above of commercial structures. The
purposes of mixed-use development include the allowance of greater
housing variety and density, the reduction of distance between housing,
workplaces, retail businesses, and other destinations, the encouragement
of more compact development, the strengthening of neighborhood character,
and the promotion of pedestrian and bicycle-friendly environments
that reduce the need for motorized vehicles and related facilities,
e.g., parking lots and structures.
D.
The L, Special-Use Zoning District is intended to accommodate office
complexes on vast parcels, developed as a planned group unit and designed
to encourage quality development in a campus like atmosphere. Because
of the low-intensity development of the land and rigorous design standards,
the Special Use Zoning District can be located within or adjacent
to the residential areas in the community and on minor arterial and
collector roadways.
E.
Section 359-34, Zoning use chart, identifies land use categories that are permitted in the commercial zoning districts;
F.
Uses not shown as permitted uses, conditional uses or uses by special
exception are prohibited;
G.
All structures on lots located in any commercial zoning district
shall receive land development approval from Council.
H.
Accessory structure(s). The maximum allowable square footage of accessory
structure(s) shall not exceed 20% of the total square footage of the
primary structure or exceed 500 square feet. There shall be no more
than two accessory structures on a lot.
A.
Structures shall meet minimum front yard, minimum side yard, minimum
rear yard and building setback that are established in Table 359-22B.
B.
No structure shall exceed the maximum height above grade as provided in Table 359-22B, except as provided in § 359-30.
|
Table 359-22B - Lot and Dimensional Requirements, Commercial
Zoning Districts
| ||||
|---|---|---|---|---|
|
C-1
|
C-2
|
C-3
|
L
| |
|
Minimum front yard
|
10 feet
|
10 feet
|
10 feet
|
35 feet
|
|
Minimum side yard
|
15 feet
|
15 feet
|
15 feet
|
15 feet
|
|
Minimum rear yard
|
15 feet
|
0 feet
|
25 feet
|
10 feet
|
|
Maximum height
|
30 feet
|
45 feet
|
75 feet
|
45 feet
|
|
Building setback
|
40 feet
|
40 feet
|
40 feet
|
40 feet
|
|
Minimum lot size
|
5,000 square feet
|
2,500 square feet
|
5,000 square feet
|
1.0 acre
|
A.
The M-1, Planned Industrial Zoning District is intended to accommodate
the primarily light industrial uses in a planned group unit setting
serviced by a system of interconnecting interior roadways. All business
activities are carried out within the light industrial structures
and may include warehouse uses, manufacturing, distribution centers
and service businesses. Drawing from a regional market for employees,
and an importer and exporter of goods, the district should be located
within close proximity of principal arterial highways, expressways
or interstate interchange areas.
B.
The M-2, Heavy Industrial Zoning District is intended for use by
large manufacturing operations, heavy equipment facilities, construction
and maintenance yards, fuel businesses and other basic intensive industrial
activities normally found in an urban environment with immediate access
to principal arterial highways, expressways or interstate interchange
areas and other modes of transportation such as truck terminals, rail
lines and airports.
C.
Appendix I (Use Table and Definitions) identifies land use categories
that are permitted in the Industrial Zoning Districts.
D.
Uses not shown as permitted uses, conditional uses or uses by special
exception are prohibited.
E.
All structures on lots located in any Industrial Zoning District
shall receive land development approval from Council.
F.
Accessory structure(s). The maximum allowable square footage of accessory
structure(s) shall not exceed 20% of the total square footage of the
primary structure or exceed 500 square feet. There shall be no more
than two accessory structures on a lot.
A.
Structures shall meet the minimum front yard, minimum side yard,
minimum rear yard and building setback that are established in Table
359-24B.
B.
No structure shall exceed the maximum height above grade as provided in Table 359-24B, except as provided in § 359-30.
|
Table 359-24B - Lot and Dimensional Requirements, Industrial
Zoning Districts
| ||
|---|---|---|
|
M-1
|
M-2
| |
|
Minimum front yard
|
40 feet
|
30 feet
|
|
Minimum side yard
|
20 feet
|
20 feet
|
|
Minimum rear yard
|
20 feet
|
20 feet
|
|
Maximum height
|
45 feet
|
85 feet
|
|
Building setback
|
40 feet
|
40 feet
|
|
Minimum lot size
|
1.0 acre
|
1.0 acre
|
A.
The S, Conservancy Zoning District is intended to provide the conservation
of open space and the preservation of environmentally sensitive areas
throughout the Municipality.
B.
The LF, Landfill Zoning District is intended to provide for control
over the locations of both public and private landfills and their
design, use, reuse and reclamation, and to provide transition areas
adjacent to landfills facilitating the transition from landfills and
landfill-related uses to other types of land uses.
C.
The BLVD, Boulevard Zoning District is intended to encourage a mix
of residential and commercial development that addresses the needs
of the local and regional population. The mixed-use development will
be compatible with adjacent residential or commercial areas. The designated
areas are situated adjacent to minor arterial or principal arterial
roadways. The BLVD, Boulevard Zoning District provides diverse commercial
development along gateway transportation corridors and neighborhoods.
The BLVD, Boulevard Zoning District permits apartments on a second
floor or above commercial structures. The district includes a dense
mixture of uses, such as housing, retail and other complementary uses
that serve the adjacent neighborhood and the community as a whole.
The BLVD District is preserved through appropriate design elements,
amenities or treatments that create, enhance and reinforce the design
relationships between the buildings, sites and streets and still establish
an ambience that is uniquely urban.
D.
Section 359-34, Zoning use chart, land use categories that are permitted in the special zoning districts.
E.
Uses not shown as permitted uses, conditional uses or uses by special
exception are prohibited.
F.
Accessory structure. The maximum allowable square footage of accessory
structure(s) shall not exceed 20% of the total square footage of the
primary structure, not to exceed 500 square feet. There shall be no
more than two accessory structures on a lot. These restrictions do
not apply to agricultural uses or structures within a special zoning
district.
A.
Site development shall meet the minimum lot area, minimum lot frontage,
minimum lot width, minimum front yard, minimum side yard, minimum
rear yard and building setback that are established in Table 359-26B;
B.
No structure shall exceed the maximum height above grade as provided
in Table 359-26B, except as provided in § 316.
|
Table 359-26B - Lot and Dimensional Requirements, Special Zoning
Districts
| ||||
|---|---|---|---|---|
|
S
|
LF
|
Blvd Residential
|
Blvd/Nonresidential
| |
|
Minimum lot area
|
20,000 square feet
|
20,000 square feet
|
7,500 feet2
|
See Article V, Conditional Use
|
|
Minimum lot width
|
100 feet
|
100 feet
|
60 feet
| |
|
Minimum lot frontage
|
60 feet
|
60 feet
|
40 feet
| |
|
Minimum front yard
|
30 feet
|
30 feet
|
30 feet
| |
|
Minimum side yard
|
15 feet
|
15 feet
|
10 feet
| |
|
Minimum rear yard
|
40 feet
|
40 feet
|
40 feet
| |
|
Maximum height
|
35 feet
|
35 feet
|
35 feet
| |
A.
The separation between similar and dissimilar land uses shall be
proportionally related to the degree of incompatibility or difference
in use of the adjacent land uses, as defined below:
(1)
Minor side and rear yard separation of 15 feet shall be required
between single-family residential uses for all off-street parking
spaces and access drives for all nonresidential land uses.
(2)
Moderate side and rear yard separation of 20 feet shall be required
between single-family residential uses that are adjacent to multifamily
residential uses.
(3)
Substantial side and rear yard separation of 40 feet shall be required
between single-family residential or multifamily residential uses
that are adjacent to places of worship and schools.
(4)
Major side and rear yard separation of 50 feet shall be required
between single-family residential or multifamily residential uses
that are adjacent to planned residential developments, planned nonresidential
developments, recreational areas, vocational schools, entertainment
facilities, motels, all business uses, all commercial uses, all industrial
uses, and waste collection areas.
|
Table 359-27A(4) - Rear and Side Yard Separation Standards for
Special Zoning Districts
| |
|---|---|
|
Rear and Side Yard
|
Separation
|
|
Minor
|
15 feet
|
|
Moderate
|
20 feet
|
|
Substantial
|
40 feet
|
|
Major
|
50 feet
|
Lots that abut on more than one street shall provide the required
front yard along every public or private street. The remaining yards
shall be considered side yards.
A.
Only one principal structure, along with permitted accessory structures,
shall be located on any lot, except for planned residential development
and planned nonresidential development.
B.
No structure shall project into any minimum front, side or rear yard,
except for the following:
(1)
Accessory structures to single-family homes may extend into required
rear and side yards, but not closer than 10 feet to the property line;
(2)
Unenclosed patios and articles of decoration around a principal structure
may be located in any required yard;
(3)
Buttress, chimney, cornice, pier or pilaster extending no more than
24 inches from the wall of a principal structure may be located in
any required yard;
(4)
An unenclosed porch no more than 15 feet in height and 12 feet in
depth may be erected in the front or rear yard of any residential
structure, but may not extend into a required side yard; or
(5)
In all residential zoning districts, an unenclosed porch or stoop
no more than 15 feet in height and four feet in depth may extend into
a required side yard.
C.
Commercial vehicles, utility trailers, commercial trailers, living trailers, mobile homes and recreational vehicles shall not be stored in any front yard or side yard; Also see performance standards section: § 359-107, Recreational vehicles and motorized recreational equipment.
D.
No required yard in any district shall be used for parking except
a driveway for residential uses. In the R-1 Zoning District, no more
than 25% of the front yard shall be devoted to driveway access. In
the R-2 and R-3 Zoning Districts, no more than 50% of the front yard
may be devoted to driveway access. Driveway access shall be permitted
in nonresidential zoning districts by land development approval pursuant
to the Subdivision and Land Development Ordinance.[1]
A.
No structure shall exceed the maximum height above grade except for
the following:
(1)
No accessory structure shall exceed a mean height of 15 feet. These
restrictions do not apply to agricultural uses or structures;
(2)
No residential structure except an apartment may exceed 35 feet;
or
(3)
A structure for any permitted or conditional use in any zoning district
may exceed the maximum permitted height, provided that:
B.
The height requirements in any zoning district shall not apply to
church spires, belfries, monuments, water or fire towers, ornamental
towers, spires, chimneys, elevator bulkheads and smokestacks, provided
that every required yard is increased by one foot for each additional
foot of height above the maximum height.
Where a use is not listed as a permitted, conditional or special
exception use, a landowner and/or developer may request approval for
a use variance, in which case the Zoning Hearing Board shall determine
if the characteristics of the proposed use are similar in nature to
any use listed in this article. In order to receive approval, the
Zoning Hearing Board shall determine that the impact of the proposed
use on the environment and adjacent streets and properties is equal
to or less than any use specifically listed in the applicable zoning
district. In making such determination, the Zoning Hearing Board shall
consider at least the following characteristics of the proposed use:
A.
The proposed use must be fully consistent and in harmony with the
purpose of the district in which it will be located;
B.
The proposed use shall comply with all applicable area and bulk regulations
of the zoning district in which it is located;
D.
The proposed use shall comply with the criteria set forth within
the Municipal Code regarding traffic and environmental impacts;
E.
The proposed use shall be in accordance with the community development
objectives of this chapter and the Comprehensive Plan, Joint Comprehensive
Plan, and Active Transportation Plan;
F.
In making such determination, the Zoning Hearing Board shall evaluate
the following characteristics of the proposed use:
(1)
The floor area of the building or gross area of the lot devoted to
the proposed use;
(2)
The number of employees, visitors and customers resulting from the
proposed use;
(3)
The type of products, materials and equipment and/or processes involved
in the proposed use; and
(4)
Parking availability.
A.
B.
Site plan review. No zoning permit or zoning occupancy permit shall
be issued for any use upon any lot except a one-family home until
a site development plan has been submitted, reviewed and approved
in accordance with the following provisions; provided, however, that
existing structures where the occupancy is being changed without any
change in use category or new construction or addition to structures
and without change in the site are exempt from this requirement.
(1)
The application for approval of a proposed site development plan
shall be submitted in the office of the Zoning Officer and shall be
accompanied by a fee established by resolution of Council to cover
the cost of review. The Zoning Officer shall set a reasonable time
schedule to be followed prior to the presentation of the application
to Council.
(2)
The application shall consist of not less than 15 copies of the letter
of application together with not less than 15 prints (folded) of each
drawing submitted as part of the proposed site development plan. The
proposed site development plan shall be drawn by a licensed architect,
engineer, planner, surveyor or landscape architect in accordance with
standard architectural and engineering practices to clearly indicate
the following:
(a)
Property lines and total acreage of parcel proposed for development;
(b)
All existing streets, rights-of-way, and easements related to
the development;
(c)
The location of existing driveways on adjacent properties;
(d)
The location of relevant natural features, including, but not
limited to, streams or other natural water courses and adjacent lands
which are subject to flooding, and significant stands of existing
trees;
(e)
The location of existing structures, including structures located
on abutting property if within 50 feet of the common property line;
(f)
Required front, side and rear yard lines, and any required building
line;
(g)
Fuel tank/hazardous material setback line as required by the
governing agency for the substance to be stored;
(h)
Contour lines at two-foot intervals where average slope is 10%
or less, and five-foot intervals where average slope exceeds 10%,
and twenty-foot intervals were average slope exceeds 25%;
(i)
Location, dimensions, total square footage and ground floor
elevations of proposed structures, walkways, driveways, entrances,
parking facilities, loading spaces, landscaping, signs, lighting facilities,
fences or walls, fire hydrants and fire lanes and other site improvements
or amenities;
(j)
Contours and sufficient elevations to show proposed grading
and data to show gradient of access drives, parking facilities and
surface water runoff;
(k)
Location and approximate size of utilities to serve the development;
(l)
Schematic elevations at an appropriate architectural scale;
(m)
Surface water runoff controls;
(n)
Title block giving name of development, property owner, developer,
North point, date and scale (minimum one inch equals 50 feet written
and graphic) on a standard sheet size of 24 inches height by 36 inches
width; and
(o)
Such other information as may be required by the Zoning Officer;
(p)
Table listing zoning requirements, including bulk dimensional
and parking (required and provided).
(3)
For proposals in floodplains, the application shall additionally
include:
(a)
Topographic contour lines at an interval of two feet;
(b)
The location of any existing bodies of water or watercourses,
identified flood plains, information pertaining to the floodway, and
the flow of water including direction and velocities;
(c)
The proposed lowest floor elevation of any proposed building
based upon National Geodetic Vertical Datum of 1929;
(d)
The elevation of the 100-year flood; and information concerning
flood depths, pressures, impact and uplift forces and other factors
associated with a 100-year flood;
(e)
Detailed information concerning any proposed floodproofing measures;
(f)
A document, certified by a registered professional surveyor,
engineer or architect, which states that the proposed construction
of development has been adequately designed to withstand the 100-year
flood elevations, pressures, velocities, impact and uplift forces
associated with the 100-year flood. Such statement shall include a
description of the type and extent of floodproofing measures which
have been incorporated into the design of the structure or development;
and
(g)
Where any excavation or grading is proposed, a plan meeting
the requirements of the Pennsylvania Department of Environmental Resources,
to implement and maintain erosion and sedimentation control.
(4)
Action shall be taken by the Council, either approving or disapproving,
within 90 days from the date of the regular Planning Commission meeting
at which the site plan first appears as an agenda item. Failure of
the Council to so act shall be considered approval of the plan as
submitted. Council may attach such conditions as they deem appropriate
to approval. Approval may be conditioned upon the grant of a variance
or of a special exception by the Zoning Hearing Board where such variance
or special exception is required, but such conditional approval by
Council shall not be binding on the Zoning Hearing Board, and the
conditional approval shall be canceled if the requested variance or
special exception is denied by the Board.
(a)
Site plan approval shall not be official until and unless the
site plan as approved by Council and including all conditions of approval
by Council is filed with the Zoning Officer within 90 days of action
by Council.
(b)
Site plan approval shall be valid for a period of one year following
Council action. If the proposed improvements are not under construction
within one year or completed within two years, Council approval shall
be void.
(5)
Council shall not approve a site development plan unless the following
standards are met:
(a)
Screening (reference § 359-98 for specific requirements). A planted visual barrier, or landscape screen shall be provided and maintained on any property in a commercial or industrial district which is contiguous to any residential district, except where natural or physical barriers exist which are deemed to provide an adequate buffer by the Planning Agency. This screen shall be composed of plants and trees arranged to form both a low-level and a high-level screen. The high-level screen shall consist of trees planted with specimens not less 10 feet in height, and planted at intervals of not more than 10 feet of separation. The low-level screen shall consist of shrubs or hedges planted at an initial height of not less than two feet, placed in alternating rows to produce a dense visual barrier. Any plant not surviving three years after planting, shall be replaced.
(b)
Storage (reference § 359-104 for specific requirements). Any article or material stored temporarily outside an enclosed building as an incidental part of the primary commercial or industrial operation shall be so screened by opaque ornamental fencing, walls or evergreen planting that it cannot be seen from adjoining public streets or adjacent lots, when viewed by a person standing on ground level.
(c)
Landscaping (reference § 359-98 for specific requirements). Any part or portion of the site which is not used for buildings, other structures, loading or parking spaces and aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped with trees and shrubs in accordance with an overall landscape plan and shall be in keeping with natural surroundings. Any off-street parking area with five or more spaces shall provide a landscaped perimeter for the parking area of not less than 5% of the parking area which shall be in addition to open area requirements or the district. At least one tree per five parking spaces, or portion thereof, shall be provided.
(d)
Lighting. All parking areas, driveways and loading areas, entry
ways, and pedestrian paths shall be provided with a lighting system
which shall furnish an average minimum of 0.5 footcandle within such
areas during hours of operation. All lighting shall be completely
shielded from traffic on any public right of way and from any residential
district.
(e)
Interior circulation. The interior circulation of traffic in
commercial areas shall be designated so that no driveway or access
lane providing parking spaces, shall be used as a through street.
If parking spaces are indicated by lines with angles other than 90°,
then traffic lanes shall be restricted to one-way permitting head-in
parking. No driveway or street used for interior circulation shall
have traffic lanes less than 10 feet in width.
(f)
Access. Areas provided for loading and unloading of delivery
trucks and other vehicles, and for the servicing of shops by refuse
collection, fuel and other service vehicles, shall be adequate in
size and shall be so arranged that they may be used without blockage,
or interference with the use of public streets or sidewalks, other
accessways or automobile parking facilities.
(g)
Traffic control. No design shall be approved which is likely
to create substantial pedestrian or vehicular traffic hazards endangering
the public safety. Safety requirements which may be imposed in such
a review shall include traffic control devices, acceleration or deceleration
lanes, turning lanes, traffic and lane markings, walkways, and signs.
The developer shall be responsible for the construction of any such
traffic control devices.
(i)
Signs. Every existing nonconforming sign shall be removed.
(j)
Waste handling. All rubbish shall be stored in airtight, verminproof,
easily cleanable, damage resistant containers on the same lot as the
principal use with sufficient capacity for storing the maximum volume
of garbage, rubbish, and other waste material which may be generated
on the site. For one-family attached or detached homes, such containers
shall be on the same lot as the principal structure. For all other
uses such containers shall be stored on the same lot as the principal
structure in a suitable buffered and landscaped area with concrete
pads constructed with aprons below the frost line for vector control
and having ready access for refuse trucks. Bulk refuse containers
for food facilities shall be placed on concrete pads equipped with
drains that permit frequent cleaning and disposal of wastewater to
a sanitary sewer. Storage may also be in a separate room within the
principal structure, sprinklered and having a concrete floor designed
for and capable of storing the maximum volume of garbage, rubbish,
and other waste material which may be generated on the site.
(k)
Street traffic control devices. All street name signs, traffic
control signs and other traffic control devices shall be provided
as follows:
[1]
All street name signs, traffic control signs and other traffic
control devices as deemed necessary by the Municipality shall be provided
and erected by the applicant.
[2]
All street name signs shall conform to and be erected as per
the Municipality of Monroeville's specifications for street name
signs.
[3]
All traffic control signs shall be Pennsylvania Department of
Transportation approved, conform to applicable regulations and be
placed using heavy duty breakaway channel posts (or equal as approved
by the Municipality).
[4]
All other traffic control devices shall be Municipal approved
and conform to Pennsylvania Department of Transportation as well as
all other applicable regulations, including any federal or county
regulations promulgated for specific projects.
[5]
All traffic signals shall have preemptive equipment provided
and erected by the applicant.
A.
Inspections.
(1)
The Municipality shall make the inspections hereinafter required
and shall either approve that portion of the work which has been completed
or notify the owner wherein the same fails to comply with the provisions
of this chapter;
(2)
Site plans, approved by the Municipality, shall be maintained at
the site during the progress of the site developments until the work
has been approved;
(3)
Owner shall notify the Municipality in order to obtain inspections
in accordance with the following schedule and such notification shall
be made by the owner at least 24 hours before the inspection is to
be made:
(a)
Initial inspection. When work is about to be commenced;
(b)
Rough grading. When all rough grading has been completed;
(c)
Drainage facilities. When drainage facilities are being installed
and before such facilities are backfilled;
(d)
Sanitary facilities. When sanitary facilities are being installed
and before such facilities are backfilled;
(e)
Special structures. When excavations are completed for retaining
and crib walls and when reinforcing steel is in place and before concrete
is poured;
(f)
Roadways. When roadways and parking areas are rough graded and
before final paving;
(g)
Additional inspection. When in the opinion of the Municipality
other inspections are necessary;
(h)
Final inspection. When all work, including the installation
of all drainage, landscaping and other structures has been completed.
|
Legend: R=Use by Right; CU=Conditional Use; SE=Special
Exception; N=Not Permitted
|
|
Municipality of Monroeville Use Chart
| |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Residential
|
Commercial
|
Industrial
|
Special
| ||||||||||
|
Uses
|
R-1
|
R-2
|
R-3
|
R-4
|
C-1
|
C-2
|
C-3
|
L
|
M-1
|
M-2
|
S
|
LF
|
BLVD
|
|
Accessory structure
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Agriculture/agricultural farm
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
|
Airport
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Alcohol treatment facility
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Amusement use
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Apartment
|
N
|
N
|
R
|
R
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Apiary
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
|
Assisted living facility
|
N
|
N
|
CU
|
CU
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
CU
|
|
Athletic facility
|
N
|
N
|
CU
|
CU
|
CU
|
R
|
CU
|
CU
|
N
|
N
|
CU
|
N
|
R
|
|
Bank (see "financial institution")
| |||||||||||||
|
Banquet hall
|
N
|
N
|
CU
|
CU
|
CU
|
R
|
CU
|
CU
|
N
|
N
|
N
|
N
|
CU
|
|
Bar
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Bed-and-breakfast
|
N
|
N
|
SE
|
SE
|
N
|
N
|
SE
|
N
|
N
|
N
|
N
|
N
|
SE
|
|
Billboard/outdoor advertising sign
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Brewery (micro-brewery/taproom)
|
N
|
N
|
N
|
N
|
CU
|
R
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Business service
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
R
|
|
Carport
|
SE
|
SE
|
SE
|
SE
|
N
|
N
|
SE
|
N
|
N
|
N
|
SE
|
N
|
SE
|
|
Car rental (see "vehicle leasing")
| |||||||||||||
|
Car wash (see "vehicle wash")
| |||||||||||||
|
Casino
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
CU
|
|
Cemetery
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
|
Chickens/fowl
|
SE
|
SE
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
SE
|
N
|
N
|
|
Child care center
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Church (see "place of worship")
| |||||||||||||
|
Cigar bar/lounge
|
N
|
N
|
N
|
N
|
CU
|
R
|
R
|
CU
|
R
|
R
|
N
|
N
|
R
|
|
Commercial communication antenna
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
R
|
R
|
N
|
N
|
R
|
|
Commercial communication tower
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Commercial commuter lot
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Community center (public)
|
CU
|
CU
|
CU
|
CU
|
R
|
R
|
R
|
R
|
N
|
N
|
CU
|
N
|
CU
|
|
Condominium
|
N
|
N
|
R
|
R
|
N
|
N
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Continuing care facility
|
N
|
N
|
CU
|
CU
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
CU
|
|
Contractors yard
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
|
Convenience store
|
N
|
N
|
N
|
N
|
CU
|
R
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Convention center
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Correctional institution
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
|
Crematorium
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
N
|
N
|
N
|
|
Data center
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
R
|
R
|
R
|
N
|
N
|
CU
|
|
Day care (see "child care")
| |||||||||||||
|
Day spa
|
N
|
N
|
N
|
N
|
CU
|
R
|
CU
|
CU
|
N
|
N
|
CU
|
N
|
CU
|
|
Dependent dwelling
|
SE
|
CU
|
CU
|
CU
|
CU
|
N
|
SE
|
N
|
N
|
N
|
SE
|
N
|
SE
|
|
Distribution center
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
R
|
R
|
N
|
N
|
N
|
|
Drive-in restaurant
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Drive-in theater
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Drive-through establishment
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Drive-through restaurant
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Driving range
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
N
|
|
Dry cleaning
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
R
|
R
|
N
|
N
|
N
|
R
|
|
Duplex (see "two-family house")
| |||||||||||||
|
Educational institution
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
CU
|
|
Financial institution, insurance, and real estate office
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
R
|
|
Fitness center
|
N
|
N
|
N
|
N
|
CU
|
R
|
R
|
CU
|
N
|
N
|
CU
|
N
|
R
|
|
Food and processing establishment
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
R
|
R
|
N
|
N
|
CU
|
|
Food truck
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Forestry
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Freight terminal
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
N
|
N
|
N
|
|
Fuel service (gas/charging station)
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
CU
|
CU
|
N
|
N
|
CU
|
|
Funeral home
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Garden apartment
|
N
|
N
|
R
|
R
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Gas station (see "fuel service")
| |||||||||||||
|
Golf course
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
|
Greenhouse
|
N
|
N
|
N
|
N
|
N
|
R
|
CU
|
N
|
R
|
R
|
N
|
N
|
CU
|
|
Group home
|
R
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Gun range, indoor
|
N
|
N
|
N
|
N
|
N
|
R
|
CU
|
R
|
R
|
R
|
N
|
N
|
CU
|
|
Gun range, outdoor
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
|
Gymnasium
|
N
|
N
|
CU
|
CU
|
CU
|
R
|
CU
|
N
|
CU
|
CU
|
N
|
N
|
CU
|
|
Ham radio
|
SE
|
SE
|
N
|
N
|
N
|
N
|
N
|
SE
|
SE
|
N
|
SE
|
SE
|
N
|
|
Helipad
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Heliport
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Helistop
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Hobby farm
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Home-based business (no impact)
|
R
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
N
|
SE
|
N
|
SE
|
|
Home occupation (no impact)
|
SE
|
SE
|
SE
|
SE
|
N
|
N
|
N
|
N
|
N
|
N
|
SE
|
N
|
SE
|
|
Hookah lounge (see "cigar bar")
| |||||||||||||
|
Hospice
|
N
|
N
|
CU
|
CU
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
N
|
CU
|
|
Hospital
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
N
|
|
Hotel/motel
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Hydronic heater
|
R
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
|
Impoundment (oil and gas)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
|
Industrialized home (see "single-family residential")
| |||||||||||||
|
Injection well
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
|
Kennel
|
N
|
N
|
N
|
N
|
N
|
SE
|
N
|
N
|
SE
|
SE
|
SE
|
SE
|
N
|
|
Laundromat
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Library (see "public use")
| |||||||||||||
|
Light manufacturing
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
N
|
N
|
N
|
|
Limited office
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
R
|
R
|
R
|
N
|
R
|
R
|
|
Local restaurant
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Local retail shop
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Major excavation
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Manufactured home (see "single-family residential")
| |||||||||||||
|
Manufacturing
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
|
Marijuana dispensary (see "medical marijuana dispensary")
| |||||||||||||
|
Message parlor (see "therapeutic massage facility")
| |||||||||||||
|
Medical clinic
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
R
|
|
Medical marijuana dispensary
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Medical marijuana grow facility
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
CU
|
N
|
|
Medical office (see "office")
| |||||||||||||
|
Membership club
|
N
|
N
|
CU
|
CU
|
CU
|
P
|
CU
|
CU
|
N
|
N
|
CU
|
N
|
R
|
|
Methadone treatment facility
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
CU
|
|
Mini warehouse (see "self storage")
| |||||||||||||
|
Mobile home park
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
|
Modular home (see "single-family residential")
| |||||||||||||
|
Motel (see "hotel")
| |||||||||||||
|
Multifamily (see "apartment, two-family home, quadplex")
| |||||||||||||
|
Municipal waste landfill
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
R
|
N
|
|
Natural gas compressor station
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
|
Natural gas processing plant
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
|
Nature preserve
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Nightclub
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Nursery
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
N
|
N
|
N
|
|
Nursing home facility
|
N
|
N
|
CU
|
CU
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
CU
|
|
Office
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
R
|
R
|
N
|
R
|
R
|
|
Oil and gas development
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
|
One-family residential (see "single-family residential")
| |||||||||||||
|
Outdoor dinning
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
R
|
|
Park
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Parking garage
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Personal care home facility
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
CU
|
|
Personal services
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
R
|
R
|
R
|
N
|
N
|
R
|
|
Place of worship
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
N
|
CU
|
|
Planned nonresidential development
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
|
Planned residential development
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Public use
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Public utility facility
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
|
Quadplex
|
N
|
N
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
|
Quarry
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
|
Recreational facility/club
|
N
|
N
|
N
|
N
|
CU
|
R
|
CU
|
CU
|
R
|
R
|
CU
|
N
|
CU
|
|
Rental hall (see "banquet hall")
| |||||||||||||
|
Rehabilitation clinic (alcohol/drug) (see "substance abuse facility")
| |||||||||||||
|
Religious establishment (see "place of worship")
| |||||||||||||
|
Research development facility
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
R
|
R
|
R
|
N
|
N
|
N
|
|
Restaurant
|
N
|
N
|
N
|
N
|
SE
|
R
|
R
|
R
|
N
|
N
|
N
|
N
|
R
|
|
Retail sales
|
N
|
N
|
N
|
N
|
SE
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Retail sales, outdoor
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Salvage yard
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
|
School
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
R
|
|
Self service laundry (see "laundromat")
| |||||||||||||
|
Self storage
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
R
|
R
|
N
|
N
|
CU
|
|
Senior housing (see "apartment")
| |||||||||||||
|
Sexually oriented business
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
|
Shopping center
|
N
|
N
|
N
|
N
|
N
|
R
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Short-term rental
|
N
|
N
|
SE
|
SE
|
N
|
N
|
SE
|
N
|
N
|
N
|
N
|
N
|
SE
|
|
Sign, directional (off premises)
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
|
Single-family residential
|
R
|
R
|
R
|
R
|
N
|
N
|
CU
|
N
|
N
|
N
|
R
|
N
|
CU
|
|
Skilled nursing facility
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
CU
|
|
Solar energy facility (principal use)
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
|
Sports facility
|
N
|
N
|
N
|
N
|
N
|
R
|
CU
|
CU
|
R
|
R
|
N
|
N
|
CU
|
|
Stable (see "agriculture")
| |||||||||||||
|
Studio
|
N
|
N
|
N
|
N
|
SE
|
R
|
R
|
N
|
N
|
N
|
N
|
N
|
R
|
|
Swimming pool (public)
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
N
|
CU
|
N
|
CU
|
|
Tattoo parlor/body piercing studio
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
CU
|
N
|
N
|
N
|
CU
|
|
Temporary structure
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
|
Theater (see "amusement use")
| |||||||||||||
|
Therapeutic massage facility
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Timbering (see "forestry")
| |||||||||||||
|
Tiny home
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
|
Townhouse
|
N
|
N
|
R
|
R
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Two-family home
|
N
|
P
|
R
|
R
|
N
|
N
|
CU
|
N
|
N
|
N
|
N
|
N
|
CU
|
|
Utility substation (see "public utility facility")
| |||||||||||||
|
Vehicle, leasing/rental or sales
|
N
|
N
|
N
|
N
|
N
|
R
|
CU
|
N
|
R
|
R
|
N
|
N
|
CU
|
|
Vehicle repair service garage
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
N
|
CU
|
CU
|
N
|
N
|
CU
|
|
Vehicle sales area
|
N
|
N
|
N
|
N
|
CU
|
R
|
CU
|
N
|
R
|
R
|
N
|
N
|
CU
|
|
Vehicle sales room
|
N
|
N
|
N
|
N
|
CU
|
R
|
P
|
N
|
R
|
R
|
N
|
N
|
R
|
|
Vehicle wash, automatic
|
N
|
N
|
N
|
N
|
CU
|
R
|
CU
|
N
|
R
|
N
|
N
|
N
|
CU
|
|
Vehicle wash, self-serve
|
N
|
N
|
N
|
N
|
CU
|
R
|
CU
|
N
|
R
|
N
|
N
|
N
|
CU
|
|
Veterinary hospital
|
N
|
N
|
N
|
N
|
CU
|
R
|
CU
|
N
|
CU
|
CU
|
N
|
N
|
CU
|
|
Vocational school
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
R
|
R
|
N
|
N
|
CU
|
|
Warehousing, private
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
R
|
R
|
R
|
N
|
N
|
CU
|
|
Wind energy facility (windmill) as a primary use
|
N
|
N
|
N
|
N
|
N
|
N
|
N
|
CU
|
CU
|
CU
|
CU
|
CU
|
N
|
|
Wind energy facility (windmill) as an accessory use
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
SE
|
