The Complete Zoning Ordinance in Acrobat

195 Pages·2013·3.8 MB·English

OFFICIAL ZONING ORDINANCE

CITY OF FORT THOMAS

November 19, 2012

MAYOR AND BOARD OF COUNCIL

Mayor: Mary H. Brown

COUNCIL MEMBERS

Eric A. Haas Roger L. Peterman
Thomas R. Lampe Lisa C. Kelly
Kenneth Bowman Jay Fossett

PLANNING COMMISSION

Chairman: Daniel C. Fehler
Vice-Chairman: Robert A. Heil
Secretary: David Wormald
Daniel Gorman
Brent Cooper
Tim Michel
Jerry Noran

STAFF MEMBERS

City Administrative Officer: Donald Martin
Director of General Services: Ronald J. Dill
Building/Zoning Administrator: Frank Twehues
City Attorney: Jann Seidenfaden
City Engineer: CDS Associates
City Clerk: Melissa Kelly
TABLE OF CONTENTS
OFFICIAL ZONING ORDINANCE.......................................................................................II-0
TABLE OF CONTENTS......................................................................................................................................II-1
SECTION 1.0 II-4
ARTICLE II - AUTHORITY AND PURPOSE...................................................................................................II-5
SECTION 2.0 AUTHORITY...............................................................................................................................II-5
SECTION 2.1 PURPOSE.....................................................................................................................................II-5
ARTICLE III - SHORT TITLE...........................................................................................................................III-6
SECTION 3.0 SHORT TITLE............................................................................................................................III-6
ARTICLE IV - INTERPRETATION..................................................................................................................IV-7
SECTION 4.0 GREATER RESTRICTION........................................................................................................IV-7
SECTION 4.1 PERMIT OR LICENSE IN VIOLATION...................................................................................IV-7
ARTICLE V - CONFLICT....................................................................................................................................V-8
SECTION 5.0 CONFLICT..................................................................................................................................V-8
ARTICLE VI - SEVERABILITY CLAUSE.......................................................................................................VI-9
SECTION 6.0 SEVERABILITY CLAUSE........................................................................................................VI-9
ARTICLE VII - DEFINITIONS......................................................................................................................VII-10
SECTION 7.0 WORDS AND PHRASES........................................................................................................VII-10
ARTICLE VIII - ESTABLISHMENT OF ZONES.......................................................................................VIII-29
SECTION 8.0 ZONES...................................................................................................................................VIII-29
SECTION 8.1 OFFICIAL ZONING MAP OR MAPS..................................................................................VIII-29
SECTION 8.2 CHANGES ON ZONING MAP OR MAPS...........................................................................VIII-29
SECTION 8.3 REPLACEMENT OF OFFICIAL ZONING MAP OR MAPS...............................................VIII-30
SECTION 8.4 RULES FOR INTERPRETATION OF ZONE BOUNDARIES............................................VIII-30
SECTION 8.5 AREAS NOT INCLUDED WITHIN ZONES........................................................................VIII-30
ARTICLE IX - GENERAL REGULATIONS..................................................................................................IX-31
SECTION 9.0 PURPOSE.................................................................................................................................IX-31
SECTION 9.1 REDUCTION IN BUILDING SITE AREA..............................................................................IX-31
SECTION 9.2 INTERFERENCE WITH TRAFFIC CONTROL DEVICES....................................................IX-31
SECTION 9.3 VISION CLEARANCE AT INTERSECTIONS, CURB CUTS, PEDESTRIAN AND RAILROAD
CROSSINGS.........................................................................................................................IX-31
SECTION 9.4 CORNER LOTS, DOUBLE FRONTAGE LOTS, FLAG LOTS..............................................IX-31
SECTION 9.5 UTILITIES LOCATION...........................................................................................................IX-32
SECTION 9.6 RAILROAD RIGHTS-OF-WAY LOCATION.........................................................................IX-32
SECTION 9.7 EXCAVATION, FILLING OR GRADING OPERATIONS....................................................IX-32
SECTION 9.8 UNSIGHTLY OR UNSANITARY STORAGE........................................................................IX-33
SECTION 9.9 JUNKYARD LOCATION........................................................................................................IX-33
SECTION 9.10 APPLICATION OF ZONING REGULATIONS....................................................................IX-34
SECTION 9.11 REQUIREMENTS FOR OTHER RESIDENTIAL ACTIVITIES....................................IX-35
SECTION 9.12 NONCONFORMING LOTS, NONCONFORMING USES, NONCONFORMING STRUCTURES,
REPAIRS AND MAINTENANCE.......................................................................................IX-37
SECTION 9.13 EXCEPTIONS AND MODIFICATIONS...............................................................................IX-39
SECTION 9.14 LIGHTING..............................................................................................................................IX-41
SECTION 9.15 SATELLITE RECEIVING ANTENNA FOR ALL ZONES....................................................IX-46
SECTION 9.16 MOVE AND SET....................................................................................................................IX-46
SECTION 9.17 LANDSCAPE/SCREENING REQUIREMENTS...................................................................IX-48
SECTION 9.18 OUTDOOR SWIMMING POOLS..........................................................................................IX-58
SECTION 9.19 DEVELOPMENT PLAN REQUIREMENTS.........................................................................IX-59
SECTION 9.20 PLAN REQUIREMENTS - STAGES I, II AND RECORD PLAT.........................................IX-60
SECTION 9.21 REGULATIONS CONCERNING AIR RIGHTS...................................................................IX-65
SECTION 9.22 AIR CONDITIONING............................................................................................................IX-65

II-1
SECTION 9.23 DEVELOPMENT PLAN MODIFICATIONS FOR CERTAIN PUBLIC AND SEMI-PUBLIC USES
...............................................................................................................................................IX-65
SECTION 9.24 HILLSIDE DEVELOPMENT CONTROLS...........................................................................IX-66
SECTION 9.25 PHASED ZONING REGULATIONS.....................................................................................IX-69
SECTION 9.26 TREE CONSERVATION AND RESTORATION REQUIREMENTS..................................IX-69
SECTION 9.27 CELLULAR TELECOMMUNICATION FACILITIES.........................................................IX-71
ARTICLE X - ZONE REGULATIONS.............................................................................................................X-80
SECTION 10.0 RIVER PRESERVATION ZONE (RP)...................................................................................X-80
SECTION 10.1 CONSERVATION ZONE (CO)..............................................................................................X-83
SECTION 10.2 RESIDENTIAL-1AA ZONE (R-1AA)....................................................................................X-86
SECTION 10.3 RESIDENTIAL-1A ZONE (R-1A)..........................................................................................X-89
SECTION 10.4 RESIDENTIAL-1B ZONE (R-1B)..........................................................................................X-91
SECTION 10.5 RESIDENTIAL-1C ZONE (R-1C)..........................................................................................X-93
SECTION 10.7 RESIDENTIAL-2 ZONE (R-2)................................................................................................X-99
SECTION 10.8 RESIDENTIAL-3 ZONE (R-3)..............................................................................................X-102
SECTION 10.9 RESIDENTIAL-5 ZONE (R-5)..............................................................................................X-105
SECTION 10.10 RESIDENTIAL CLUSTER DEVELOPMENT OVERLAY ZONE (RCD).........................X-108
SECTION 10.11 CENTRAL BUSINESS DISTRICT (CBD)..........................................................................X-110
SECTION 10.12 GENERAL COMMERCIAL ZONE (GC)...........................................................................X-113
SECTION 10.13 HIGHWAY COMMERCIAL ZONE (HC)..........................................................................X-118
SECTION 10.14 PROFESSIONAL OFFICE BUILDING ZONE (PO)..........................................................X-121
SECTION 10.15 INDUSTRIAL PARK ZONE (IP)........................................................................................X-123
ARTICLE XI - PERFORMANCE STANDARDS FOR IP ZONE...............................................................XI-126
SECTION 11.0 APPLICATION OF PERFORMANCE STANDARDS........................................................XI-126
SECTION 11.1 TIME SCHEDULE FOR COMPLIANCE OF PERFORMANCE STANDARDS................XI-126
SECTION 11.2 EFFECTS OF CONCURRENT OPERATIONS...................................................................XI-127
ARTICLE XII - FENCES, WALLS AND OBSTRUCTION TO VIEW REGULATIONS......................XII-137
SECTION 12.0 VISION CLEARANCE AT CORNERS AND RAILROAD CROSSINGS.........................XII-137
SECTION 12.1 CLASSIFICATION OF FENCES AND WALLS................................................................XII-137
SECTION 12.2 CONSERVATION ZONE AND RIVER PRESERVATION ZONE...................................XII-137
SECTION 12.3 RESIDENTIAL ZONES......................................................................................................XII-138
SECTION 12.4 COMMERCIAL/PROFESSIONAL OFFICE ZONES........................................................XII-138
SECTION 12.5 INDUSTRIAL ZONES........................................................................................................XII-138
SECTION 12.6 MEASUREMENT OF ALL FENCE AND/OR WALL HEIGHTS......................................XII-138
SECTION 12.7 HEIGHT OF ANY BARBED WIRE OR SHARP POINTED FENCES...............................XII-138
SECTION 12.8 HEIGHT OF FENCES ATOP RETAINING WALLS.........................................................XII-139
SECTION 12.9 ATHLETIC FENCES...........................................................................................................XII-139
SECTION 12.10 STRUCTURAL ELEMENTS OF FENCES.......................................................................XII-139
ARTICLE XIII - OFF-STREET PARKING AND ACCESS CONTROL REGULATIONS...................XII-141
SECTION 13.0 GENERAL REQUIREMENTS............................................................................................XII-141
SECTION 13.1 DESIGN AND LAYOUT OF OFF-STREET PARKING AREAS......................................XII-145
SECTION 13.2 SPECIFIC OFF-STREET PARKING REQUIREMENTS...................................................XII-146
SECTION 13.3 ACCESS CONTROL REGULATIONS..............................................................................XII-149
ARTICLE XIV - OFF-STREET LOADING AND/OR UNLOADING REGULATIONS.......................XIII-155
SECTION 14.0 GENERAL.........................................................................................................................XIII-155
SECTION 14.1 OFF-STREET LOADING AND/OR UNLOADING.........................................................XIII-155
ARTICLE XV - SIGN REGULATIONS......................................................................................................XIV-157
SECTION 15.0 SCOPE OF REGULATIONS.............................................................................................XIV-157
SECTION 15.1 GENERAL PROVISIONS.................................................................................................XIV-157
SECTION 15.2 TEMPORARY SIGNS.......................................................................................................XIV-160
SECTION 15.3 PERMITS, PLANS AND FEES.........................................................................................XIV-161
SECTION 15.4 SIGNS EXEMPT FROM REGULATION UNDER THIS ORDINANCE.........................XIV-162
SECTION 15.5 SIGNS BY TYPE...............................................................................................................XIV-163
SECTION 15.6 NON-CONFORMING SIGNS...........................................................................................XIV-168
SECTION 15.7 VIOLATIONS AND ENFORCEMENT............................................................................XIV-169
ARTICLE XVI - ADMINISTRATION..........................................................................................................XV-170
SECTION 16.0 ENFORCING OFFICER......................................................................................................XV-170

II-2
SECTION 16.1 ZONING PERMITS.............................................................................................................XV-170
SECTION 16.2 BUILDING PERMITS.........................................................................................................XV-172
SECTION 16.3 CERTIFICATE OF OCCUPANCY....................................................................................XV-174
SECTION 16.4 CERTIFICATE OF OCCUPANCY FOR EXISTING BUILDING......................................XV-174
SECTION 16.5 CERTIFICATE OF OCCUPANCY FOR LAWFUL NONCONFORMING USES AND
STRUCTURES..................................................................................................................XV-174
SECTION 16.6 DENIAL OF CERTIFICATE OF OCCUPANCY................................................................XV-175
SECTION 16.7 CERTIFICATE OF OCCUPANCY RECORDS..................................................................XV-175
SECTION 16.8 COMPLAINTS REGARDING VIOLATIONS...................................................................XV-175
SECTION 16.9 PENALTIES........................................................................................................................XV-175
SECTION 16.10 INTENT CONCERNING DETERMINATIONS INVOLVED IN ADMINISTRATION AND
ENFORCEMENT OF PERFORMANCE STANDARDS..................................................XV-175
SECTION 16.11 DUTIES OF ZONING ADMINISTRATOR REGARDING PERFORMANCE STANDARDSXV-
176
ARTICLE XVII - ZONING AMENDMENT PROCEDURE.....................................................................XVI-178
SECTION 17.0 DECLARATION OF PUBLIC POLICY...........................................................................XVI-178
SECTION 17.1 LIMITATIONS ON ALL PROPOSED AMENDMENTS.................................................XVI-178
SECTION 17.2 PUBLIC HEARING REQUIRED, NOTICE GIVEN........................................................XVI-178
SECTION 17.3 APPLICATION FOR AMENDMENTS............................................................................XVI-179
SECTION 17.4 EXAMINATION OF APPLICATIONS............................................................................XVI-179
SECTION 17.5 DISPOSITION OF APPLICATIONS................................................................................XVI-179
SECTION 17.6 SUBMISSION OF DEVELOPMENT PLAN AS CONDITION TO COMMERCIAL, MULTI-
FAMILY RESIDENTIAL OR INDUSTRIAL ZONING MAP AMENDMENT.............XVI-179
ARTICLE XVIII - BOARD OF ADJUSTMENT.......................................................................................XVII-182
SECTION 18.0 ESTABLISHMENT OF BOARD OF ADJUSTMENT: MEMBERSHIP; APPOINTMENT;
TERMS; VACANCIES; OATHS; COMPENSATION; REMOVAL; OFFICERS.........XVII-182
SECTION 18.1 MEETINGS OF BOARD: QUORUM; MINUTES; BYLAWS; FINANCES; SUBPOENA POWER;
ADMINISTRATION OF OATHS...................................................................................XVII-182
SECTION 18.2 POWERS OF BOARD OF ADJUSTMENT.....................................................................XVII-183
SECTION 18.3 PROCEDURE FOR ALL APPEALS TO BOARD...........................................................XVII-184
SECTION 18.4 VARIANCES; CHANGE FROM ONE NONCONFORMING USE TO ANOTHER; CONDITIONAL
USES; APPEALS; CONDITIONS GOVERNING APPLICATIONS; PROCEDURESXVII-184
CONDITIONAL USES..................................................................................................XVII-186
SECTION 18.5 STAY OF PROCEEDINGS..............................................................................................XVII-188
SECTION 18.6 DECISIONS OF THE BOARD OF ADJUSTMENT........................................................XVII-188
SECTION 18.7 APPEALS FROM PLANNING COMMISSION OR BOARD OF ADJUSTMENT OR
LEGISLATIVE BODY...................................................................................................XVII-188
ARTICLE XIX - FEES, CHARGES AND EXPENSES...........................................................................XVIII-190
SECTION 19.0 SCHEDULE OF FEES, CHARGES AND EXPENSES...................................................XVIII-190
ARTICLE XX - SETBACK REQUIREMENTS**.....................................................................................XIX-193
ZONING ORDINANCE ENFORCEMENT POLICY................................................................................XIX-194

II-3
SECTION 1.0

An ordinance dividing the City of Fort Thomas, Commonwealth of Kentucky, into zones. Zones of such
shape and area as are deemed best suited to carry out these regulations: regulating the location, height,
number of stories and size of buildings and other structures; regulating the size of yards and other open
spaces and the density and distribution of population and the uses of buildings, structures and land use and
other purposes. The Ordinance also prescribes penalties for the violations; provides for enforcement;
provides for a Board of Adjustment and repeals all regulations, resolutions, orders, ordinances and/or codes
in conflict with this ordinance.

Ordinance No. ________ adopting these regulations is hereby incorporated by reference.

II-4
ARTICLE II - AUTHORITY AND PURPOSE

SECTION 2.0 AUTHORITY

The Board of Council of the City of Fort Thomas, in pursuance of the authority of Kentucky Revised Statues
(KRS 100.201 - 100.991) hereby ordains and enacts into law the following articles and sections.

SECTION 2.1 PURPOSE

The zoning regulations and districts as herein set forth have been prepared in accordance with the adopted
Comprehensive Plan for the City of Fort Thomas to promote the public health, safety, morals, and general
welfare of the city, to facilitate orderly and harmonious development and the visual or historical character of
the city, and to regulate the density of population and intensity of land use in order to provide for adequate
light and air. In addition, this ordinance has been prepared to provide for vehicle off-street parking and
loading and/or unloading space, as well as to facilitate fire and police protection, and to prevent the
overcrowding of land, blight, danger, and congestion in the circulation of people and commodities, and the
loss of life, health or property from fire, flood or other dangers. The zoning regulations and districts as
herein set forth are also employed to protect highways, and other transportation facilities, public facilities,
including schools and public grounds, the central business district, natural resources and other specific areas
in the City of Fort Thomas which need special protection by the city.
II-5
ARTICLE III - SHORT TITLE

SECTION 3.0 SHORT TITLE

This ordinance shall be effective throughout the City of Fort Thomas, Kentucky, and shall be known,
referred to, and recited to as the "OFFICIAL ZONING ORDINANCE OF THE CITY OF FORT THOMAS."
III-6
ARTICLE IV - INTERPRETATION

SECTION 4.0 GREATER RESTRICTION

The provisions of this Ordinance shall be held to be the minimum requirements for the promotion of the
public safety, health, and general welfare. Where this Ordinance imposes a greater restriction upon the
buildings, structures or premises, upon heights of buildings or structures or requires larger open spaces than
are imposed or required by any other ordinances, the provisions of this Ordinances shall govern.

SECTION 4.1 PERMIT OR LICENSE IN VIOLATION

Notwithstanding any other provisions of this Ordinance or any other ordinances, rules, codes, permits or
regulations of the City of Fort Thomas; if any permit or license is issued in violation of any provision of this
Ordinance or purports to authorize the doing of any act not permitted by any provision of the Ordinance, said
permit or license shall be void.
IV-7
ARTICLE V - CONFLICT

SECTION 5.0 CONFLICT

All ordinances and parts of ordinances of the City of Fort Thomas in conflict herewith are hereby repealed
providing, however, that such repeal shall not affect or prevent the prosecution or punishment of any person
for any act done or committed in violation of any such ordinances and parts thereof hereby repealed prior to
the effective date of this ordinance.

ORDINANCE DATE ADOPTED
V-8
ARTICLE VI - SEVERABILITY CLAUSE

SECTION 6.0 SEVERABILITY CLAUSE

That should any article, section, subsection, sentence, clause, or phrase of this Ordinance, for any reason, be
held unconstitutional or invalid, such decision or holding shall not affect the validity of the remaining
portions hereof. It is the intent of the Board of Council of the City of Fort Thomas to enact each section, and
portion thereof, individually, and each such section, and portion thereof, individually, shall stand alone, if
necessary, and be in force regardless of the determined invalidity of any other section or provision.
VI-9