CHAPTER 63 - LOT DEVELOPMENT STANDARDS
63.250 SITE LOCATION STANDARDS
This section describes the site location criteria identified in the Zoning District Tables of Chapter 62 for specific types of permitted or conditional use.
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Purpose: Certain types of uses are found to be acceptable within given zoning districts only at certain sites which exhibit locational characteristics unique to the needs of the given use or site which are less desirable to develop and thus are granted more latitude in development options, or which, while being compatible with the predominant land uses permitted in the underlying zoning district, have traffic generation characteristics of a different nature which require special consideration in locating the use. The purpose of this section is to identify those locational restrictions necessary for certain types of permitted or conditional uses which will insure their compatibility with surrounding land uses.
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Standards: The Site Locations Standards are as follows:
- Site Location “A”: In an Established Zoning District, uses may locate at the intersection of a collector street and a higher order street (street classifications are based on the Thoroughfare Plan) or at the intersection of two higher order streets. In the Developing District, uses may locate at the intersection of a major local street and a higher order street or at the intersection of two higher order streets.
- Site Location “B”: A single family detached dwelling may be converted to a duplex in the R-2 or R-1x Districts in any of the following circumstances:
- Where the dwelling is 40 years or older, in excess of 1, 500 square feet in size and on a lot over 7,200 square feet in size.
- Where each of the lots adjoining an existing lot on the side (or in the case of a corner lot the side and rear) is occupied by a duplex, multifamily dwelling or other use not permitted in the underlying zoning district.
- Where the lot has direct access to a freeway, expressway or arterial as designated on the Thoroughfare Plan, or to a frontage road contiguous to a freeway, expressway or arterial.
A new duplex may also be constructed in the R-2 or R-1x District where the site satisfies either condition (b) or (c) above.
- Site Location “C”: The use shall be located at the intersection of two arterial or higher order streets in an R-Sa, R-1, R-1x, R-2, or R-3 District.
- Site Location “D”: Uses shall only be permitted to take access off of a major local or higher order streets.
- Site Location “E”: Uses shall be located so as not to take access from or channel a majority of the traffic generated by the use onto a limited local or local residential street. If access to the site is to be provided from a frontage road, the frontage road must be a through road, or, if a dead end, its intersection must be with a nonresidential street or a collector or higher order street as defined by the Thoroughfare Plan.
- Site Location “F”: Uses shall not take access to any major local or collector street where access to the site from the primary street system (arterials, expressways and freeways) by way of the collector or major local results in traffic passing through a residential area.
- Site Location “G”: Nonresidential uses shall be permitted only under the following conditions (1) when the proposed use abuts an existing nonresidential use along a side property line, or (2) the side yard of the proposed use abuts the rear yard of an existing nonresidential use, or (3) the proposed site is a corner lot with direct access to an arterial or expressway. Access to the site shall be provided by a street which provides direct access to an arterial or higher order street without encouraging traffic past areas of existing residential development.
- Site Location “H”: In order to avoid the potential negative impact of residential facilities on a neighborhood, no two Type II or Type III facilities may locate within one-quarter mile of each other. An exception may be made if the two facilities are separated by a physical barrier such as an arterial street, nonresidential zoning, or topographical features that could mitigate the need for separating such facilities. In such instances the request for a zoning certificate shall be processed as a Type II use.
- Site Location “I”: All adult entertainment uses shall be located not less than 750 feet from any residential district boundary, church, school or youth facility. In addition, no adult entertainment establishment shall locate within 750 feet of another adult entertainment use. For the purposes of this Chapter this distance shall be a horizontal measurement from the nearest district boundary or lot line of a church, school, youth facility or another adult entertainment use to the nearest point on the lot line of the lot where the adult entertainment use is proposed.
- Site Location “J”: The site provides direct access to a collector, arterial or expressway.
- Site Location “K”: The portions of the lot or parcel on which the day care center is situated is located 300 feet or more from any heavy industrial use identified in Paragraph 62.146 (1), or above ground storage of flammable, hazardous or poisonous gases, liquids or materials. The day care center may be an internal part of, attached to, or free standing from the structure housing the principal use on the lot or parcel.
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Temporary Access: An applicant shall not be denied a zoning certificate where the site location requirements cannot be met because adjoining segments of planned street are not yet constructed. In such instances, the zoning administrator may approve temporary access to another street which shall expire when the access required by this article becomes available for use.
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