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For the purpose of this chapter and the promotion of public health, safety and general welfare of the community, the following districts are hereby established for the town:
A-G | General Agricultural District |
C-A/R | Automotive Commercial and Commercial Recreation District |
C-C | Convenience Commercial District |
C-G | General Commercial District |
I-H | Heavy Industrial District |
I-L | Light Industrial District |
R-G | General Residential District |
R-S | Single-Family Residential District |
(Prior Code, § 10-2C-1)
(A) Map incorporated. The locations and boundaries of the zoning districts are established by ordinance and delineated as shown on the map entitled “Zoning Map of the Town of Gage, Oklahoma,” and said zoning map is hereby incorporated as a part of this chapter.
(B) Maintenance of map. It is the duty of the Zoning Administrator to maintain an up to date official “Zoning Map of the Town of Gage, Oklahoma,” including all amendments directly adopted by the Town Board.
(Prior Code, § 10-2C-2)
(A) The boundaries of a zoning district extend to a centerline of abutting streets, regardless of the legal description used in establishing such districts.
(B) In the event of uncertainty in the exact boundaries of any of the districts as shown on the “Zoning Map of the Town of Gage,” the Planning Commission, upon written application or upon its own motion, shall recommend the location of the boundaries to the Board of Adjustment, and the Board of Adjustment shall make the final determination.
(Prior Code, § 10-2C-3)
ZONING DISTRICT REGULATIONS
(A) Storage and parking trailers and commercial vehicles in residential districts.
(1) General restrictions.
(a) No airplane, boat, house, car, mobile home, motor vehicle, trailer or a part of such vehicle shall be parked or stored in the front yard of any lot in a residential zone, or the side yard facing a street on a corner or reverse corner lot in a residential zone, except:
1. Passenger vehicles as defined by the town traffic code, excluding motor homes, defined in § 152.05;
2. Motor homes not exceeding 65 feet in length; and
3. Pickup trucks not used for commercial purposes.
(b) Motor trucks while on business calls may be parked on permanently constructed driveways within such front or side yards if currently licensed by the State Department of Motor Vehicles and capable of movement under their own power or temporarily disabled for a period not to exceed 72 hours while so disabled. This division (A)(1)(b) shall not apply to vehicles parked on publicly owned or operated property.
(2) Trucks. It is unlawful for any person to park any truck, semitrailer or tractor truck having a rated capacity of 55,000 pounds’ gross vehicle weight or more in a residential zone as designated by the zoning ordinances and map of the town between the hours of 6:00 p.m. and 6:00 a.m., except for the purposes of loading and unloading. This prohibition shall apply not only on public streets but also on private property, driveways and parking areas.
(Prior Code, § 10-2D-1)
(B) Fences and walls.
(1) Height and location restrictions; permits and fees. Fences and walls located in any district shall be subject to the following height and location restrictions.
(a) Fences and walls exceeding three feet in height require a fence permit. No fence or wall exceeding three feet in height shall be erected without first obtaining a fence permit. Every application for a fence permit shall be on forms provided by the Town Clerk-Treasurer and shall be accompanied by a nonrefundable fee as set by the Town Board. The Town Clerk-Treasurer shall issue the fence permit if he or she finds that the proposed fence complies with all the requirements of this section.
(b) In addition to a fence permit, fences and walls exceeding six feet in height require a building permit. A brick wall used as a fence shall be constructed in compliance with the town building code.
(c) In required front yards, or within 15 feet of any street right-of-way, whichever is greater, the maximum height shall be three feet above the surface of the ground.
(d) In rear yards within 25 feet of the rear lot line, but excluding any portion of a lot within 15 feet of any street right-of-way, the maximum height shall be seven feet above the surface of the ground.
(e) In requiring intervening interior side yards, the maximum height shall be 76 inches above the surface of the ground.
(f) In the rear half of any lot, open wire fences may exceed 76 inches in height; provided, that they are not closer than 15 feet to any street side lot line of any corner lot.
(2) Noncompliance; variances. All fences and walls, existing upon the effective date of this section (January 1, 1999), which do not meet the standards and provisions for fences and walls as provided for herein shall be altered to comply with these provisions within three years after January 1, 1999. A variance may be granted in the manner provided by ordinance to grant a time extension in specific instances for compliance with the provisions of this section. Such variance shall only be granted if the applicant demonstrates that:
(a) The granting of a time extension will not be detrimental to persons or property in the neighborhood;
(b) The granting of a time extension is not contrary to the intent of this section; and
(c) The granting of a time extension will alleviate a hardship on the applicant.
(Prior Code, § 10-2D-2)
(C) Buffer strips and landscaping.
(1) Purpose. The purpose of this section is to preserve property values and to improve the living environment in the town by providing buffers. Buffers will protect property in residential districts from visually incompatible structures and land uses, overhead lighting, wind and dust, and increased activity associated with commercial, industrial, institutional and other land uses.
(2) Districts described. As used in this section:
(a) The term residential district includes the following districts: A-G, R-S and R-G, as established in § 152.35; and
(b) The term nonresidential district includes the following districts: C-C, C-A/R, C-G, I-L and I-H, as established in § 152.35.
(3) Enforcement. This section shall be enforced by the Town Maintenance Supervisor. Informal sketches may be submitted to the town for approval of proposed buffers.
(4) Buffer strip required.
(a) A buffer strip shall be provided at each boundary where a nonresidential district abuts a residential district, but not including districts separated by a street or park.
(b) The buffer required by this section shall be put in place at or before the time construction is completed for any nonresidential use.
(c) For lots with buildings in existence on January 1, 1999, the required buffer shall be in place on or before three years after January 1, 1999.
(5) Lots one acre or larger. Where a nonresidential lot is one acre or greater and shares a common lot line with an abutting lot which is in a residential district, a buffer shall be placed on the nonresidential lot according to one or a combination of the following methods.
(a) At least two rows of evergreen trees shall be planted in a buffer strip at least 15 feet in width. Trees shall have a minimum height of three feet when planted. The rows shall be spaced seven feet apart and centered within the buffer strip. Tree spacing shall be eight feet on center with trees in adjacent rows offset four feet.
(b) A solid visual barrier six feet in height shall be erected along the boundary, except where a boundary separates any loading, unloading, outdoor storage areas or other land uses which utilize structures or vehicles greater than six feet in height within the minimum yard requirement of the lot, in which case the solid visual barrier shall be eight feet in height. The width of the buffer may be less than 20 feet if a solid visual barrier is used.
(c) Earth mounding may be used in conjunction with planting or fencing to satisfy height requirements. All such mounding shall be covered with planting or lawn. Slopes shall not exceed one foot vertical to two feet horizontal, if covered with plant material, and shall not exceed one foot to three feet horizontal, if lawn.
(6) Lots less than one acre. Where a lot is less than one acre and shares common lot line with an abutting lot which is in a residential district, the buffer strip shall be a minimum of 12 feet wide. At least two rows of evergreen trees shall be planted. Trees shall have a minimum height of three feet when planted. The rows shall be spaced four feet apart and centered within the buffer strip. Tree spacing shall be eight feet on center with trees in adjacent rows offset four feet.
(7) Landscape maintenance. The following landscape maintenance rules apply.
(a) The property owner of the land on which the required buffer is situated shall be responsible for maintenance of the buffer.
(b) Trees in the buffer shall be carefully planted and maintained.
(c) Evergreen trees shall be maintained so that dense branching begins at ground level and continues to the top of each plant, except for trees where road visibility is important.
(d) Unhealthy or dead plants shall be promptly replaced within 30 days, weather and season permitting, but in any event no longer than 120 days.
(e) Each required barrier other than planting shall be maintained in good condition, including painting or finishing when signs of disrepair occur.
(f) When complying with these requirements, the property owner shall contact the town in order to make provisions which will protect public utilities and structures.
(g) No required buffer shall be placed over an underground utility easement.
(8) Variances. Variances may be granted for practical difficulties and particular hardship in connection with this section in the manner provided by ordinance.
(9) Appeals. Appeals from decisions under this section may be made to the Zoning Board of Adjustment in the manner provided by ordinance.
(Prior Code, § 10-2D-3)
Penalty, see § 152.99
(A) General description. The A-G General Agricultural District is established for several purposes:
(1) To provide for the continued use of land for predominantly agricultural purposes;
(2) To preserve undeveloped areas until they can feasibly be developed to urban standards and with adequate public safeguards of health, safety and the like; and
(3) To restrict development in areas subject to severe inundation until such time as it can be shown that these areas are no longer subject to flooding.
(B) Uses permitted. Within the A-G District, the following uses are permitted:
(1) General uses.
(a) Agriculture, as defined in this chapter;
(b) Churches and temples;
(c) Elementary schools and high schools;
(d) Golf courses, but not including golf driving ranges, pitch and putt courses or miniature golf courses;
(e) Parks and forest preserves not operated for profit;
(f) Single-family dwellings;
(g) Temporary buildings and uses for construction purposes only and not for dwelling purposes, nor for a period that exceeds the completion of the construction; and
(h) Accessory buildings or uses incidental to the foregoing principal uses.
(2) Municipal and public uses.
(a) Municipal or community recreation centers;
(b) Police or fire stations;
(c) Public buildings or buildings operated in the public interest by a not for profit corporation, including art galleries, post offices, libraries or museums;
(d) Public or not for profit auditoriums, stadiums, arenas, armories or sanatoriums;
(e) Public or private hospitals or sanatoriums;
(f) Public or private schools or colleges; and
(g) Public utility and service uses, including electric substations; gas regulator stations; electric, gas, telegraph, telephone and water transmission metering and distribution equipment and structures; microwave, television, radio relay/repeater towers, water reservoirs or pumping stations and other similar facilities.
(C) Area and height regulations.
(1) Table of requirements.
Minimum Lot Area | Minimum Lot Frontage | Maximum Percent Coverage | Minimum Front Yard Setback | Side Yard Setback | Minimum Rear Yard Setback |
2.5 acres | 200 feet | 10% | 50 feet | 30 feet | 50 feet |
(2) Accessory buildings. Accessory buildings may have not less than ten feet of side or back yard setback.
(D) Signs and billboards. No signs, posters, bulletin boards or other similar displays are permitted in the A-G District except as follows:
(1) Bulletin boards. One bulletin board may be erected on each street frontage of an educational, religious, institutional or similar use requiring an announcement of its activities. The bulletin board shall not exceed 12 square feet in surface area nor 15 feet in height, and illumination, if any, shall be by constant light.
(2) Identification signs. One identification sign may be erected on each street frontage of a single-family subdivision or permitted nonresidential use. The sign shall not exceed 12 square feet in surface area nor 15 feet in height, and illumination, if any, shall be by constant light.
(3) Real estate signs. A real estate sign advertising the sale, rental or lease of the premises may be erected on each street frontage of the parcel. The sign restrictions shall be as set out in divisions (D)(1) and (D)(2) above.
(Prior Code, § 10-2E-1) Penalty, see § 152.99
(A) Permitted buildings and uses. In a Single-Family Residential District, the following buildings and uses and their accessory buildings and uses are permitted:
(1) Agricultural uses of the garden type that are not intended for commercial purposes;
(2) Public park or playground;
(3) Public schools and private schools where the curriculum is similar in nature and preparation of course work to the public schools; and
(4) Single-family detached dwellings and duplexes, subject to the requirements of this chapter.
(B) Uses permitted subject to additional requirements. The following uses may be permitted by the Board of Adjustment after a public hearing; provided, that they meet the requirements noted for each use in addition to applicable area regulations:
(1) Accessory buildings which are not a part of a main building may include one private garage;
(2) Churches: a minimum lot size of one acre, and through street frontage;
(3) Golf course, private or public, or country club; provided, that the chief activity is for recreational purposes and commercial activity is accessory or incidental thereto;
(4) Home occupation; provided, that it is in keeping with the meaning of home occupation as defined in § 152.05;
(5) Junior high or senior high schools;
(6) Library;
(7) Mobile home: a mobile home shall be allowed within the R-S District, upon compliance with the following provisions:
(a) The proposed site shall have a minimum of 5,000 square feet in area, with the lot at least 50 feet wide and 100 feet deep;
(b) The mobile home so parked on such a site shall have an enclosed foundation and comply with all regulations as to sanitary and health regulations;
(c) The mobile home shall have a minimum of 750 square feet of living space;
(d) Front yards of not less than 20 feet and side and rear yards of not less than ten feet for each location;
(e) The proposed site shall provide one off-street parking space for each mobile home unit;
(f) The proposed site shall provide a connection to all public utilities; and
(g) Any individual, partnership, corporation or association desiring to locate a mobile home under this section shall, prior to locating the mobile home on the site, present to the zoning administration a statement signed by all of the property owners within a 300-foot radius of the proposed site, wherein the owners consent to the location of the mobile home on the proposed site, which site shall be described in the statement.
(8) Parking lots; provided, that they are within 200 feet of a commercial or industrial district;
(9) Plant nursery; provided, that no building or structure is maintained in connection therewith and no retailing of any material is carried on upon the premises; and
(10) Temporary structures which are incidental to the construction of the main building and will be removed when the main structure is completed.
(C) Area and height regulations.
Minimum Lot Area | Minimum Lot Frontage | Maximum Percent Coverage | Maximum Height | Minimum Front Yard Setback | Minimum Side Yard Setback | Minimum Rear Yard Setback |
6,000 square feet | 50 feet | 30% | 35 feet | 25 feet | 5 feet interior lots, 10 feet street side of corner lot | 20% depth of lot |
(D) Signs and billboards. No signs, billboards, posters, bulletin boards or other similar displays are permitted in the R-S District except as follows:
(1) Bulletin boards.
(a) A temporary bulletin board or sign not to exceed 12 square feet in area, pertaining to the lease, hire or sale of a building or premises, which board or sign shall be removed as soon as the premises are leased, hired or sold.
(b) One bulletin board may be erected on each street frontage of an educational, religious, institutional or similar use requiring announcement of its activities. The bulletin board shall not exceed 12 square feet in surface area nor 15 feet in height, and illumination, if any, shall be by constant light.
(2) Public notices. Official public notices may be erected on affected property.
(3) Nameplates. One non-illuminated nameplate not exceeding two square feet in area and not containing lettering other than the name of the owner or occupant or name or address of the premises.
(Prior Code, § 10-2E-2) Penalty, see § 152.99
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