1. Force and effect. The zoning standards contained herein, together with all amendments, shall officially constitute the zoning regulations of the city.
2. Purpose. The zoning regulations and the districts as herein established have been made in accordance with the community’s comprehensive plan for the purpose of promoting the health, safety and general welfare of the residents of the community. They have been designed to regulate and restrict the height, number of stories and size of buildings and other structures, the area of lot that may be covered, the size of the yards, courts and other open spaces, the density of population and the location and use of buildings, structures and land for business, residence and other purposes, in order to encourages the most appropriate uses of land, maintain and stabilize property values, reduce fire hazards, improve public safety, prevent undue concentrations of population, encourage redevelopment in existing neighborhoods and create a comprehensive and stable pattern of land uses throughout the community.
3. Zoning districts established. The city is hereby divided into ten zoning districts. The use, height and area regulations as set out herein are uniform within each district. The districts established herein shall be known as:
Zoning Districts | ||
Abbreviated Designation | Zoning District Name | |
Zoning Districts | ||
Abbreviated Designation | Zoning District Name | |
a. | A-1 | Agricultural Residential District |
b. | R-1 | Low-Density Residential District |
c. | R-2 | Single-Family Residential District |
d. | R-3 | Mixed Residential District |
e. | P-1 | Planned Redevelopment District |
f. | P-2 | Planned Unit Development District |
g. | C-1 | General Commercial District |
h. | C-2 | Special Commercial District |
i. | C-3 | Planned Commercial |
j. | I-1 | Industrial District |
4. Definitions. For the purpose of this regulations, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
ACCESSORY BUILDING OR STRUCTURE. A subordinate building or portion of the main building, the use of which is incidental to that of the dominant use of the building or premises.
ACCESSORY USE. A use customarily incidental, appropriate and subordinate to the main use of land or buildings located upon the same premises.
ADVERTISING SIGN OR STRUCTURE. Any cloth, card, paper, metal, painted, glass, wooden, plastic, plaster, stone or other statuary, placed for outdoor advertising purposes on the ground or on any tree, wall, bush, rock, post, fence, building or structure. The term PLACED shall include erecting, constructing, posting, painting, printing, tacking, nailing, gluing, sticking, carving or otherwise fastening, affixing or making visible in any manner whatsoever. The area of an advertising structure other than a sign shall be determined as the area of the largest cross-section of such structure. Neither directional, warning nor other signs posted by public officials in the course of their public duties shall be construed as ADVERTISING SIGNS for the purpose of this definition.
AGRICULTURE. The use of land for agricultural purposes, including farming, dairying, pasturage, agriculture, horticulture, floriculture, viticulture and-animal and poultry husbandry and the necessary accessory uses for packing, treating or storing the produce; provided, however, that the operation of any such accessory uses shall be secondary to that of the normal agricultural activities. The operation of commercial feed pens, sales yards and auction yards for cattle or hogs shall be deemed an industrial and not an agricultural use.
ALLEY. A minor right-of-way, dedicated to public use, from which a secondary means of access to the back or side of properties abutting a street is obtained (not intended for general traffic circulation), and which may be used for public utility purposes.
APARTMENT HOUSE or MULTIPLE-FAMILY DWELLING. A single detached dwelling designed for and occupied exclusively by three or more families living independently of each other as separate housekeeping units, including apartment houses, apartment hotels and flats, but not including auto or trailer courts or camps, hotels or resort type hotels.
BASEMENT. A story partly or wholly underground. For purposes of height measurement a BASEMENT shall be counted as a story when more than one-half of its height is above the average level of the adjoining ground, or when subdivided and used for commercial or dwelling purposes by other than a janitor employed on the premises.
BLOCK. A parcel of land, intended to be used for development purposes, which is entirely surrounded by public streets, highways, railroad rights-of-way, public walks, easements, parks or drainage channels.
BOARDING OR ROOMING HOUSE. A building other than a hotel where, for compensation and by pre-arrangement for definite periods, meals, or lodging and meals, are provided for three or more, but not exceeded 12 persons.
BUILDING. Any structure. When separated by dividing walls without openings, each portion of such structure so separated shall be deemed a separate BUILDING.
BUILDING CODE. A collection of regulations, adopted by the local governing body, setting forth standards for the construction of buildings and other structures, for the purpose of protecting the health, safety and welfare of the public.
BUILDING HEIGHT. The vertical distance from the average line of the highest and lowest points of that portion of the lot covered by the building to the highest point of coping of a flat roof, the deck line of a mansard roof or to the average height of the highest gable of a pitch or hip roof.
BUILDING LINE. A line frequently drawn on a subdivision plat to indicate the setback distance from the lot line. (Note: this line does not necessarily coincide with the actual construction line of a building or structure; only a minimum requirement.)
BUILDING PERMIT. Permit required before construction can be initiated; building permit provisions are contained in the code of ordinances of the city.
BUILDING, PRINCIPAL OR MAIN. A building in which is conducted the principal use of the lot on which it is situated. In any residential district, any dwelling shall be deemed to be a MAIN BUILDING on the lot on which it is situated.
BUILDING SITE. A single parcel of land in one ownership, occupied or intended to be occupied by a building or structure.
CARPORT. A permanent roofed structure open on at least two sides designed for or occupied by private passenger vehicles. CARPORTS are permitted to be added to an existing residential structure specified districts subject to the conditions and requirements of the code of ordinances of the city.
CHANNEL. A natural or artificial watercourse of perceptible extent, with definite bed and banks to confine and conduct continuously or periodically flowing water.
CHILD CARE OR DAY CARE CENTER. Any place, home or institution which receives three or more children under the age of 16 years, and not of common parentage, for care apart from their natural parents, legal guardians or custodians, when received for regular periods of time for compensation; provided, however, this definition shall not include public and private schools organized, operated or approved under the laws of this state, custody of children fixed by a court of competent jurisdiction, children related by blood or marriage within the third degree to the custodial person, or to churches or other religious or public institutions caring for children while their parents or legal guardians are attending services or meetings or classes or engaged in church activities.
CITY or TOWN. The City of Cache, Oklahoma.
COMPREHENSIVE, COMMUNITY, GENERAL OR MASTER PLAN. The officially adopted comprehensive plan or plans for the community, which provides long-range development policies, plans or programs for the community and its developing areas, and which includes, among other things, land use and housing elements, traffic circulation elements and community utilities and facilities elements.
DENSITY, DWELLING UNIT. The number of dwelling units per acre.
DENSITY, POPULATION. The number of persons per acre.
DRAINAGEWAY. Any depression below the surrounding land, serving to give direction to a regular or periodic current of water.
DWELLING. Any building, or portion thereof, which is designed for use for residential purposes.
DWELLING, MULTIPLE-FAMILY. A building designed for occupancy by three or more families living independently of each other, exclusive of auto or trailer courts or camps, hotels or resort type hotels.
DWELLING, SINGLE-FAMILY. A building designed to be occupied by one family.
DWELLING, TWO-FAMILY. A building designed to be occupied by not more than two families.
EASEMENT. A grant by the property owner to the public, a corporation or persons, of the use of a strip of land for specific purposes.
FAMILY. One or more persons related by blood or marriage, or a group of not to exceed five persons (excluding servants) not all related by blood or marriage, occupying premises and living as a single non-profit housekeeping unit as distinguished from a group occupying a boarding or lodging house, hotel, club or similar dwelling for group use.
FLOOD or FLOODING. A general and temporary condition of partial or complete inundation of normally dry land areas adjacent to a stream channel or channels, resulting from the overflow of such streams, rivers or other inland waterways.
FLOOD HAZARD AREA. The maximum area of the floodplain that, on the average, is likely to be flooded once every 100 years (i.e., that has a 1% chance of being flooded in any given year).
FLOOD HAZARD BOUNDARY MAP. An official map or plat of the community issued or approved by the Federal Flood Insurance Administrator, on which the boundaries of floodplain areas having special hazards have been drawn.
FLOODPLAIN. The areas adjoining a river, stream or other body of water which has been or may be hereafter covered by flood water.
FLOODPLAIN MANAGEMENT REGULATIONS. The full range of codes, ordinances and other regulations relating to the use of land and construction within the limits of the floodplain; the term encompasses zoning ordinances, subdivision regulations and sanitary and building codes, among other elements.
FLOOD-PROOFING. Any combination of structural and non-structural additions, changes or adjustments to properties and structures subject to flooding, which reduces or eliminates flood damage to lands, water and sanitary facilities or the contents of buildings in a flood hazard area.
FLOODWAY. The channel of a watercourse or drainageway and those portions of the floodplain adjoining the channel which are reasonably required to carry the discharge the flood waters of any watercourse or drainageway.
FLOODWAY ENCROACHMENT LINES. The lines marking the limits of floodways on official federal, state and local floodplain maps.
GARAGE APARTMENT. A dwelling unit for not more than one family, erected above a garage.
GARAGE, PRIVATE. A detached accessory building or portion of a main building used for the parking or temporary storage of the automobiles of the occupants of the premises provided that not to exceed two spaces may be rented to persons not residing on the premises, and farther provided that not more than one commercial vehicle per family dwelling on the premises and not exceeding one and one-half tons rated capacity may be parked or stored therein.
GARAGE, PUBLIC. A building other than a private garage used for the care, servicing, repair, equipment of automobiles or where such vehicles are parked or stored for remuneration, hire or sale.
HARDSHIP. A HARDSHIP that would result from a failure to grant a requested variance which must be exceptional, unusual and peculiar to the property involved. Mere economic or financial HARDSHIP along is not exceptional. Inconvenience, aesthetic considerations, physical handicaps, personal preferences or the disapproval of one’s neighbors likewise cannot, as a rule, qualify as exception HARDSHIPS. All of these problems can be resolved through other means, without granting a variance. This is so even if the alternative means are more expensive or complicated than building with a variance, or if they require the property owner to put the parcel to a different use than originally intended, or to build his or her home/structure elsewhere.
HOME BUSINESS OR OCCUPATION. Any occupation carried on only by the inhabitants, which is clearly incidental and secondary to the use of the dwelling purposes and does not change the character thereof, and which is conducted entirely within the main or accessory buildings; provided that no physical personal service is performed and no trading in merchandise is carried on and in connection with which there is no sign or display other than one non-illuminated name plate not more than three square feet in area attached to the building, and that no mechanical equipment is used or activity is conducted which creates any noise, dust, odor or electrical disturbance beyond the confines of the lot on which said occupation is conducted.
HOTEL or MOTEL. A building or group of buildings under one ownership containing six or more sleeping rooms occupied, intended or designed to the occupied as the more or less temporary abode place of persons who are lodged with or without meals for compensation, but not including an auto or trailer court or camp, sanatorium, hospital, asylum, orphanage or building where persons are housed under restraint.
KENNEL. Any lot or premises on which four or more dogs, more than four months of age, are kept.
LAUNDROMAT. A laundry providing home-type washing, drying and/or ironing machines for hire to be used on the premises by customers.
LOT. A parcel of land of at least sufficient size to meet minimum zoning requirements for use, coverage and area, and to provide such yards and other open spaces as are herein required. Such LOT shall have frontage on a public street and may consist of:
(1) A single lot of record;
(2) A portion of a lot of record;
(3) A combination of complete lots of record, of complete lots of record and portions of lots of record; or
(4) A parcel of land described by metes and bounds; provided that in no case of division or combination shall any residential lot or parcel be created which does not meet the requirements of this article.
LOT AREA. The total horizontal area included within lot lines.
LOT DEPTH. The average distance from the street line of the lot to its rear line, measured in the general direction of the side lines of the lot.
LOT FRONTAGE. The dimension of a lot or portion of a lot abutting on a street except the side dimension of a corner lot.
LOT LINES. The lines bounding a lot as defined herein.
LOT, CORNER. A lot of which at least two adjacent sides abut for their full lengths on a street; provided that the interior angle at the intersection of such two sides is less than 135 degrees.
LOT, DOUBLE FRONTAGE. A lot having a frontage on two non-intersecting streets, as distinguished from a corner lot.
LOT, INTERIOR. A lot other than a corner lot.
LOT OF RECORD. A separate and distinct parcel of land designated on a legally recorded subdivision plat or a legally recorded deed filed in the records of the County Courthouse in Lawton, Oklahoma.
LOT SPLIT. Any division of land by metes and bounds description into two or more parcels for the purpose, whether immediate or future, of transfer of ownership and which constitutes a subdivision as herein defined.
MEDICAL FACILITIES.
(1) CONVALESCENT, REST OR NURSING HOME. A health facility where persons are housed and furnished with meals and continuing nursing care for hire.
(2) DENTAL OR MEDICAL OFFICES OR CLINICS. A facility for the examination and treatment of ill and afflicted human outpatients; provided, however, that patients are not kept overnight except under emergency conditions.
(3) HOSPITAL. An institution providing health services primarily for human in-patient medical or surgical care for the sick or injured and including related facilities such as laboratories, outpatient departments, training facilities, central service facilities and staff offices which are an integral part of the facilities.
(4) PUBLIC HEALTH CENTER. A facility primarily utilized by a health unit for the provision of public health services including related facilities such as laboratories, clinics and administrative offices operated in connection therewith and including the State Health Department.
(5) SANATORIUM. An institution providing health facilities for in-patient medical treatment or treatment and recuperation using natural therapeutic agents.
MINOR VARIANCE. An encroachment upon any required building setback line when the encroachment represents 20% or less of the required yard and involves a minor portion of the structure or encroachment upon any required building setback line when the encroachment would conform to the setback line established by a legally protected nonconforming structure on lot subject to the application.
MOBILE HOME. A portable or mobile living unit, used or designed for human occupancy on a permanent basis; a transportable structure designed or used for year-round residential occupancy which exceeds eight feet in body width or 32 feet in body length, built upon or having a frame or chassis to which wheels may be attached, by which it may be moved upon a highway, whether or not such structure actually has, at any given time, such wheels attached, or is jacked up or skirted, and which has provisions for compliance with applicable code requirements for dwellings.
(1) Skirting must meet manufacturer’s specifications and conceal the underside of the mobile home. The skirting shall be of a compatible material with the mobile home structure. Have a hinged opening provided for access to the underside of the mobile home. Skirting is required to be in place within 30 days of permit issue date.
(2) Minimum effective lot width shall be 50 feet, measured at the front building line, and minimum lot areas shall be 5,000 square feet.
(3) Must have a defined off-street parking and must be of a minimum material requirement of chipped rock.
(4) Steps, porches, decks and other additions, when installed shall be approved by the City Building Inspector. They shall be maintained in good repair.
(5) Must have hitch mechanisms (if possible) and wheels removed.
(6) Must be place on concrete blocks with access to the underside of the mobile home and be in accordance with the manufacturer’s specifications.
MOBILE HOME PARK. Land or property which is used or intended to be used or rented for occupancy by two or more trailers or movable sleeping quarters of any kind.
MOBILE HOME SUBDIVISION. A unified development of mobile home lots which has been divided for the purpose of individual ownership and which is governed by the provisions of the subdivision regulations and municipal code of the city.
MODULAR HOME. A factory-fabricated, transportable building unit, not built on a permanent chassis, designed to be used by itself or to be incorporated with similar units on a permanent foundation; the term is intended to apply to major assemblies and does not include prefabricated sub-elements incorporated into a structure at the site.
MOTOR HOME. See definition of TRAILER.
NEIGHBORHOOD COMMERCIAL USE. A commercial establishment whose primary purpose is to provide services (of a compatible nature with surrounding residential uses) to the neighborhood within which it is located. Such uses include, but are not necessarily limited to, neighborhood grocery stores, barber shops and beauty salons; an alcoholic beverage package store, a bar or a tavern shall not be considered a NEIGHBORHOOD COMMERCIAL USE.
NONCONFORMING BUILDING, STRUCTURE OR USE OF LAND.
(1) NONCONFORMING BUILDING OR STRUCTURE. Any building or structure, lawfully occupied or used at the time this chapter became effective which does not conform in part or wholly to any or all of the use, area, height, coverage, off-street parking or any other regulations of the district in which it is located.
(2) NONCONFORMING USE OF LAND. Any lawful use of land, existing at the time of the effective date of this chapter, which does not conform to the regulations of the district in which it is located.
OFF-STREET PARKING. A means of right-of-way for accessing a public street or place.
ONE HUNDRED (100) YEAR FLOOD. A flood of a frequency expected to occur on the average of once every 100 years or a flood magnitude which has a 1% chance of occurring in any given year. (See also FLOOD HAZARD AREA.)
PARKING SPACE. An area sufficient in size (at least nine and one-half feet by 25 feet) to park one automobile, having a sufficient ingress or egress from the street or alley; a garage shall not be considered a PARKING SPACE for purposes of these zoning regulations.
PLAT, FINAL. A map of a land subdivision prepared in a form suitable for filing of record with necessary affidavits, dedications and acceptances and with complete bearings and dimensions of all lines defined lots and blocks, streets and alleys, public areas and other dimensions of land.
PLAT, PRELIMINARY. A map of a proposed land subdivision showing the character and proposed layout of the tract in sufficient detail to indicate the suitability of the proposed subdivision of land.
ROADWAY. The portion of any street so designated for vehicular traffic; where curbs are in place, that portion of the street between the curbs.
SETBACK. The distance between the lot line and the building line.
SETBACK, FRONT YARD. The minimum horizontal distance between the street easement line (front lot line) and the main building or structure, (including a garage or any projection thereof other than steps) required to create a yard extending across the front of a lot between the side lot lines. (Note: the platted “building line” need not coincide with the city’s minimum setback line in all cases; see the definition of BUILDING LINE.) (See also YARD, FRONT.)
SETBACK, REAR YARD. The minimum horizontal distance between the rear lot line (alley easement line, if one exists) and the rear of the main building (or any projections other than eaves, steps, unenclosed balconies or unenclosed porches) required to create a yard extending across the rear of the lot and measured between side lot lines. On corner lots, the rear yard shall be considered as parallel to the street upon which the lot has its least dimension. On both corner lots and interior lots, the rear yard shall in all cases be at the opposite end of the lot from the front yard. (See also YARD, REAR.)
SETBACK, SIDE YARD. The minimum horizontal distance between a side lot line and the side of the main building (or any projections thereof other than steps and two-foot eaves) required to create a side yard extending from the front lot line to the rear lot line. (See also YARD, SIDE.)
START OF CONSTRUCTION. The first placement of permanent construction on a site, such as the pouring of footings or any work beyond the stage of excavation. For a structure without a basement or poured footings, the start of excavation. For a structure without a basement or poured footings, the START OF CONSTRUCTION includes the first permanent framing or assembly of the structure or any part thereof on its pilings or foundation, or the affixing of any prefabricated structure or mobile home on its permanent site. Permanent construction does not include land preparation, land clearing, grading or filling, excavation for basement, footings, piers of foundations, erection of temporary forms, the installation of sewer, gas or water pipes or electric or other services lines from the street, or existence on the property of accessory buildings (such as garages or sheds not occupied as dwelling units or not a part of the main structure).
STORY. The portion of a building, other than a basement, included between the surface of any floor and the surface of the floor next above it, or if there is no floor above it, then the space between the floor and the ceiling next above it.
STORY, HALF. A space under a sloping roof which has the line of intersection of roof decking and wall face not more than three feet above the top floor level and in which space not more than two-thirds of the floor area is finished off for use. A HALF-STORY containing independent apartment or living quarters shall be counted as a full story.
STREET. Any public or private right-of-way, highway, road, land, square, court or way set aside as a permanent right-of-way for street purposes, 30 feet or more in width if it existed at the time of the enactment of this chapter and any public or private way 50 feet or more in width if created after the enactment of this chapter.
STREET, HALF. Any street platted 25 feet or more in width, where at the time of the approval of the plat it is the intent of the City Commission that said street dedication shall constitute only a part of the total street easement width.
STREET, INTERSECTING. Any street which joins another street at an angle, whether or not it crosses the other.
STREET, MAJOR. An arterial street which is so designated on the major street plan, comprehensive or community plan, and is designed to carry intercity traffic and to relate the various neighborhoods or residential areas within the community.
STREET, MINOR. Any street other than one designated as a major street in the major streets plan or the community or comprehensive plan, but not including alleyways. MINOR STREETS shall be classified as follows.
(1) COLLECTOR STREET. A street collecting traffic from other minor streets; serves as the most direct route to a major street or community facility.
(2) CUL-DE-SAC. A street having one end open to vehicular traffic and one closed end, terminated by a turnaround.
(3) DEAD-END STREET. A street, similar to a cul-de-sac, but providing no turnaround at its closed end.
(4) FRONTAGE OR SERVICE STREET. A street auxiliary to, and located on, the side of a major street for service to abutting properties and adjacent areas and for control of access.
(5) LOCAL STREET. A street primarily providing access to and from abutting property and serving only occasional through traffic.
STRUCTURAL ALTERATIONS. Any change in the supporting members of a building, such as bearing walls or partitions, columns, beams or girders, or any substantial change in the roof or in the exterior walls.
STRUCTURE. A building which is used for residential, business, agricultural, religious or other purposes, which is occupied by a private, non-profit organization, or which is owned by state or local government or an agency thereof. The term includes a building while in the course of construction, alteration or repair, but does not include building materials or supplies intended for use in such construction, alteration or repair, unless such materials or supplies are within an enclosed building on the premises.
SUBSTANTIAL IMPROVEMENT. Any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds 50% of the actual cash value of the structure either before the improvement is started, or if the structure has been damaged and is being restored, before the damage occurred. SUBSTANTIAL IMPROVEMENT is started when the first alteration of any structural part of the building commences.
TOURIST TRAILER CAMP. Land or property which is used or intended to be used or rented for occupancy by two or more trailers or movable dwellings, rooms or sleeping quarters of any kind.
TRAILER (OR MOTOR) HOME. A vehicular portable structure, built on a chassis, designed to be used as a temporary dwelling for travel, recreational or vacation uses, permanently identified as a travel trailer by the manufacturer and, when factory-equipped, having a body width not exceeding eight feet nor a body length exceeding 32 feet; in the case of a motor home, such dwelling is constructed as an integral part of a self-propelled vehicle.
VARIANCE. A relaxation of the terms of the city’s zoning ordinances excluding use when such VARIANCE will not be contrary to the public interest, and where, owing to the conditions peculiar to the property and not the result of the actions of the applicant, a literal enforcement of the ordinance would result in unnecessary and undue hardship.
YARD. An open space at grade between a building and the adjoining lot lines, unoccupied and unobstructed by any portion of a structure from the ground upward. In measuring a YARD for the purpose of determining the width of the side yard, the depth of a front yard or the depth of a rear yard, the least horizontal distance between the lot line and the main building shall be used.
YARD, FRONT. A yard extending across the front of a lot between the side yard lines and being the minimum horizontal distance between the street line and the main building or any projection thereof other than steps.
YARD, REAR. A yard extending across the rear of a lot measured between lot lines and being the minimum horizontal distance between the rear lot line and the rear of the main building or any projections thereof other than eaves, steps, unenclosed balconies or unenclosed porches. On corner lots the REAR YARD shall be considered as parallel to the street upon which the lot has its least dimension. On both corner lots and interior lots the REAR YARD shall in all cases be at the opposite end of the lot from the front yard.
YARD, SIDE. A yard between the building and the side line of the lot and extending from the front lot line to the rear lot line and being the minimum horizontal distance between a side lot line and the side of the main building or any projections other than steps and two foot eaves.
WATER SURFACE ELEVATION. The heights, in relation to mean sea level (MSL), expected to be reached by floods of various magnitudes and frequencies at pertinent points in the floodplains or riverine areas.
5. Official zoning map.
a. The city is hereby divided into zones or districts, as shown on the official zoning district map, which, together with all explanatory matter thereon, is hereby adopted by reference and declared to be a part of this chapter as fully as if the same were set forth herein in detail.
b. If, in accordance with the provisions of this chapter and Oklahoma Statutes, changes are made in district boundaries or other matter portrayed on the official zoning district map, such changes shall be made on the official zoning district map promptly after the amendment has been approved by the City Council, together with an entry on the official zoning district map, made by the City Clerk, as follows: “On (date), by official action of the City Council, the following change was made in the official zoning district map: (brief description of nature of change).”
c. No changes of any nature shall be made in the official zoning district map or matter shown thereon except in conformity with the procedures set forth in this chapter. Any unauthorized change of whatever kind by any person or persons shall be considered a violation of this chapter.
d. Regardless of the existence of purported copies of the official zoning district map which may from time to time be made or published, the official zoning district map which shall be located in the City Hall shall be the final authority as to the current zoning status of land and water areas, buildings or other structures of the community.
e. In the event that the official zoning district map becomes damaged, destroyed, lost or difficult to interpret because of the nature or number of changes and additions, the City Council may, by resolution, adopt a new official zoning district map which shall supersede the prior official zoning district map. The new official zoning district map may correct drafting or other errors or omissions in the prior official zoning district map, but no such correction shall have the effect of amending the original zoning ordinance or any subsequent amendment thereof. The new official zoning district map shall be identified by the signature of the City Clerk and bear the seal of the city under the following words: “This is to certify that this official zoning map supersedes and replaces the official zoning map adopted (date of adoption of map being replaced), as part of Ordinance No. _____ of the City of Cache, Oklahoma.”
6. Zoning district boundaries.
a. The district boundary lines shown on the zoning district map are usually along streets, alleys, property lines or extensions thereof; where uncertainty exists as to the boundaries of districts as shown on the official zoning map, the following rules shall apply.
(1) Boundaries indicated as approximately following the centerlines of streets, highways or alleys shall be construed to follow such centerlines.
(2) Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines.
(3) Boundaries indicated as approximately following municipal limits shall be construed as following municipal limits.
(4) Boundaries indicated as following railroad lines shall be construed to be the centerline of the right-of-way, or if no centerline is established, the boundary shall be interpreted to be midway between the right-of-way lines of such railroad.
(5) Boundaries indicated as parallel to or extensions of features indicated in subsections 6.a.(1) through 6.a.(4) above shall be so construed. Distances not specifically indicated on the original zoning map shall be determined by the scale of the map.
(6) Whenever any street, alley or other public way is vacated by official action, or whenever such area is franchised for building purposes, the zoning district adjoining each side of such street, alley or other public way shall be automatically extended to the centerline of such vacated street, alley or way and all areas so involved shall then and henceforth be subject to all regulations of the extended districts.
b. Where physical features on the ground area are at variance with information shown on the official zoning district map, or when there arises a question as to how or whether a parcel of property is zoned and such question cannot be resolved by the application of subsections 6.a.(1) through 6.a.(6) above, the property shall be considered as classified A-1 Agricultural Residential District, temporarily, in the same manner as provided for newly-annexed territory and the issuance of a building permit and the determination of permanent zoning shall be in accordance with the provisions providing for amendments to the zoning ordinance and map.
7. Zoning of annexed territory.
a. All territory hereinafter annexed to the city shall be automatically classified as A-1 Agricultural Residential District.
b. (1) Owners or developers of land annexed to the community may petition the City Council for zoning district classification other than the A-1 Agricultural Residential District, by following the procedures outlined for rezoning or amendment applications in § 15-38, subsection 3., of this zoning chapter.
(2) This process may be initiated at any time prior to, during or subsequent to, the official annexation of the territory, but in all cases:
(a) The procedures outlined in § 15-38 (referenced above) must be followed; and
(b) The passage, adoption and publication by the City Board of the ordinance indicating the zoning district classification or change must not occur until after the territory involved has been officially annexed.