October 12, 2017

ARTICLE VI ZONING DISTRICTS

ARTICLE VI

ZONING DISTRICTS

SECTION:

6-1 ESTABLISHMENT OF DISTRICTS

6-1.1 Relationship to Public Chapter 1101

6-1.2 District Classifications

6-2 PROVISIONS FOR OFFICIAL ZONING ATLAS

6-2.1 Incorporation of Atlas

6-2.2 Identification and Alteration of the Official Zoning Atlas

6-2.3 Replacement of Official Zoning Atlas

6-3 RULES FOR INTERPRETATION OF DISTRICT BOUNDARIES

6-4 APPLICATION OF DISTRICT REGULATIONS

6-5 AGRICULTURAL/RESIDENTIAL DISTRICTS

6-5.1 AG-1 Agricultural/Business District

6-5.2 AG-2 Agricultural/Residential District

6-5.3 R-80 Suburban Estate District

6-5.4 R-40 Low Density Residential District

6-5.5 R-30 Medium Density Residential District

6-5.6 R-20, High Density Residential District

6-6 COMMERCIAL DISTRICTS

6-6.1 C-1 Suburban Commercial District

6-6.2 C-2 Neighborhood Commercial District

6-6.3 C-3 Restrictive Commercial District

6-6.4 C-4 Highway Service Commercial District

VI-1

6-7 INDUSTRIAL DISTRICTS

6-7.1 I-1 General Industrial District

6-7.2 I-2 Heavy Industrial District

6-7.3 I-3 Special Impact Industrial District

6-1 ESTABLISHMENT OF DISTRICTS

6-1.1 Relationship to Public Chapter 1101

Upon approval of the Urban Growth Plan for Robertson County, each municipality and the county government are committed to a process that is intended to direct growth and development on a countywide basis for the next twenty (20) years. This plan, as specified in the law, establishes three (3) types of growth areas:

Urban Growth Boundaries (UGB) – territory that is contiguous to and outside the corporate limits of a municipality where high density residential, commercial and industrial growth is expected, or where a municipality is better able to provide urban services than any other municipality.

Planned Growth Areas (PGA) – territory outside municipalities where high or moderate density commercial, industrial and residential growth is projected.

Rural Areas (RA) – territory not in a UGB or a PGA that is to be preserved as agricultural lands, forests, recreational areas, wildlife management areas or for uses other than high density commercial, industrial and residential development.

Over a period of several months the Robertson County Coordinating Committee (a body comprised of members specified in Public Chapter 1101) developed the countywide Urban Growth Plan. Following necessary public hearings and other legally required processes this plan was adopted and now has the force of law.

One requirement established in Public Chapter 1101 that is particularly pertinent to the establishment and operation of zoning law within the county is the requirement established in Section 6-58-107 Tennessee Code Annotated that reads as follows:

“After a growth plan is so approved, all land use decisions made by the legislative body and the municipalities or county’s planning commission shall be consistent with the growth plan.

VI-2

In order to meet this legal mandate it has been determined that the various zoning districts created by this Zoning Resolution must be tailored to the general purposes established within the three (3) types of growth areas, i.e. (UGB), (PGA) and (RA). Thus the following districts are established for the three (3) areas designated on the adopted Urban Growth Plan as noted below.

6-1.2 District Classifications

In order to implement all purposes and provisions of this resolution, the following districts are, hereby, established:

1. Residential Districts

AG-1 Agricultural/Business District

AG-2 Agricultural/Residential District

R-80 Suburban Agricultural District

R-40 Low Density Residential District

R-30 Medium Density Residential District

R-20 High Density Residential District

2. Commercial Districts

C-1 General Commercial District

C-2 Neighborhood Commercial District

C-3 Restrictive Commercial District

C-4 Highway Service District

3. Industrial Districts

I-1 Restrictive Industrial District

I-2 General Industrial District

I-3 Special Impact Industrial District

6-2 PROVISIONS FOR OFFICIAL ZONING ATLAS

6-2.1 Incorporation of Atlas

The boundaries of districts established by this resolution are shown on the official zoning atlas, which is, hereby incorporated, into provisions of this resolution. The zoning atlas in its entirety, including all amendments shall be as much a part of this resolution as if fully set forth and described, herein.

VI- 3

6-2.2 Identification and Alteration of the Official Zoning Atlas

The official zoning atlas shall be identified by the signature of the County Executive and the Chairman of the Robertson County Planning Commission under the following words: “This to certify that this is the Official Zoning Atlas of Robertson County, Tennessee, referred to in Resolution Number 062110044, of Robertson County, Tennessee, together with the dates of certification and adoption of this resolution.

If, in accordance with the provisions of this resolution changes are made in district boundaries or other matter portrayed on the official zoning atlas, such changes shall be entered on the official atlas promptly after the County Commission has approved the amendment. No amendment to this resolution which involves matter portrayed on the official zoning atlas shall become effective until after such change and entry has been made on said map.

No changes of any nature shall be made in the official zoning atlas or matter shown thereon, except in conformity with the procedures set forth in this resolution. Any unauthorized change of whatever kind by any person or persons shall be considered a violation of this resolution and punishable as provided under Article VIII of this resolution.

Regardless of the existence of purported copies of the official zoning atlas which may from time to time be made or published, the official zoning atlas which shall be located in the office of the Zoning Administrator shall be the final authority as to the current zoning status of land and water areas, buildings and other structures in the Planning Jurisdiction.

6-2.3 Replacement of Official Zoning Atlas

In the event that the official zoning atlas becomes damaged, destroyed, lost or difficult to interpret because of the nature or number of changes and additions, the County Commission may by resolution adopt a new official zoning atlas which shall supersede the prior official zoning atlas. The new official zoning atlas may correct drafting or other errors or omissions in the prior official zoning atlas, but no such correction shall have the effect of amending the original zoning atlas or any subsequent amendment, thereof. The new official zoning atlas shall be identified by the signature of the County Executive, Chairman of the Robertson County Planning Commission and the Springfield Regional Planning Commission under the following words: “This to certify that this Official Zoning Atlas of Robertson County, Tennessee, supersedes and replaces the official zoning atlas adopted June 21, 2010, by Robertson County, Tennessee”.

VI-4

All prior official zoning atlases or any significant parts, thereof, shall be preserved together will all available records pertaining to their adoption or amendment.

6-3 RULES FOR INTERPRETATION OF DISTRICT BOUNDARIES

When uncertainty exists as to the boundaries shown on the official zoning map, the following shall apply:

6-3.1 Boundaries indicate as approximately following the center lines of streets, highways or alleys shall be constructed to follow such center lines.

6-3.2 Boundaries indicated as approximately following platted lot lines shall be constructed as following such lines.

6-3.3 Boundaries indicated as approximately following city limits shall be construed as following such city limits.

6-3.4 Boundaries indicated, as following railroad lines shall be construed to be midway between the main tracks.

6-3.4 Boundaries indicated as following shore lines shall be construed to follow such shore lines and in the event of change in the shore line shall be construed as moving with the actual shore line: boundaries indicated as approximately following the center lines of streams, rivers, canals, lakes or other bodies of water shall be construed to follow center lines.

6-3.5 Boundaries indicated as parallel to or extensions of features indicated in Subparts “A” through “E” of this section, above, shall be so construed. Distances not specifically indicated on the official zoning map shall be determined by the scale of the map.

6-3.6 Where physical or cultural features existing on the ground are at variance with those shown on the official zoning map or in other circumstances not covered by Subparts “A” through “F”, of this section, above, the Board of Zoning Appeals shall interpret the district boundaries.

6-3.7 Where a district boundary line divides a lot which was in single ownership at the time of passage of this resolution, the Board of Appeals may permit the extension of regulations for either portion of the lot not to exceed five hundred (500) feet beyond the district line into the remaining portion of the lot.

VI-5

6-4 APPLICATION OF DISTRICT REGULATIONS

The regulations set by this resolution within each district shall be minimum regulations and shall apply uniformly to each class or kind of structure or land, and particularly, except as hereinafter provided:

6-4.1 No building, structure or land shall hereafter be used or occupied, and no building or structure or part thereof shall hereafter be erected, constructed, reconstructed, moved or structurally altered, except in conformity with all of the regulations herein specified for the district in which it is located.

6-4.2 No Building or Other Structure Shall Hereafter Be Erected or Altered:

a. To exceed the height or bulk.

b. To accommodate or house a greater number of families.

c. To occupy a greater percentage of lot area.

d. To have narrow or smaller rear yards, front yards, side yards or other open space.

6-4.3 Except as may be expressly permitted within planned unit developments, no part of a yard, or other open space, or off-street parking or loading space required about or in connection with any building for the purpose of complying with this resolution, shall be included as part of a yard, open space, or off-street parking or loading space similarly required for any building.

6-4.4 No Yard or lot existing at the time of passage of this resolution shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this resolution shall meet at least the minimum requirements established by this resolution.

6-5 AGRICULTURAL/RESIDENTIAL DISTRICTS

The following regulations shall apply in the Agricultural/Residential Districts established in Article VI, Section 6-1, B, of this resolution.

VI-6

6-5.1 AG-1 Agricultural/Business District

A. District Description

This district is designed to provide suitable open space for agricultural uses and agricultural uses that are considered business like in nature. It shall consist primarily of agricultural uses, agri-business uses, accessory dwellings, mining operations and their accessory uses. This district shall be located in those areas of the county that shall retain an optimum of open spaces to maintain a rural setting yet afford limited residential development that is conducive to maintaining an agricultural setting.

B. Uses Permitted

In the AG-1 Agricultural District, the following uses are permitted.

See Table VI

C. Accessory Uses and Structures

1. Private residential garages and parking areas.

2. Private barns, stables, sheds, and other farm buildings.

3. Outdoor recreational facilities exclusively for the use of the residents.

4. Signs in compliance with the regulations set forth in Article IX, Section 9-1.

5. Home occupations as defined by and subject to the provisions of Article IV, Section 4-2.

6. Other accessory structures and uses customarily incidental to the permitted uses.

D. Uses Permitted as Special Exceptions

In the AG-1 Agricultural District, the following uses may be permitted as special exceptions after review and approval by the Board of Zoning Appeals in accordance with Article XI, Section 11-7.

See Table VI

VI-7

E. Uses Prohibited

In the AG-1, Agricultural District, any use not permitted by right, by accessory use, or as a special exception is strictly prohibited.

F. Dimensional Requirements

See Table 6-5-A and 6-5-B

G. Parking Space Requirements

As regulated in Article V, Section 5-1.

H. Accessory Structures

1. All agricultural buildings shall be setback the minimum required front yard setback for the district, all other accessory buildings shall be erected in the side or rear yard of the principal building.

2. Accessory structures shall be located a minimum of five (5) feet from any side lot or rear lot line and ten (10) feet from any building on the same lot.

6-5.2 AG-2 Agricultural/Residential District

A. District Description

This district is designed to provide suitable open space for agricultural uses and very low density residential development. It shall consist primarily of single family detached dwellings, agricultural uses and their accessory uses. This district shall be located in those areas of the county that shall retain an optimum of open spaces to maintain a rural setting yet affords limited residential development that is conducive to maintaining an agricultural setting. This district shall remain agricultural in nature with limited community facilities, commercial and residential development.

B. Uses Permitted

In the AG-2 Agricultural District, the following uses are permitted.

See Table VI

VI-8

C. Accessory Uses and Structures

1. Private residential garages and parking areas.

2. Private barns, stables, sheds, and other farm buildings.

3. Outdoor recreational facilities exclusively for the use of the residents.

4. Signs in compliance with the regulations set forth in Article IX, Section 9-1.

5. Home occupations as defined by and subject to the provisions of Article IV, Section 4-2.

6. Other accessory structures and uses customarily incidental to the permitted uses.

D. Uses Permitted as Special Exceptions

In the AG-2 Agricultural District, the following uses may be permitted as special exceptions after review and approval by the Board of Zoning Appeals in accordance with Article XI, Section 11-7.

See Table Vi

E. Uses Prohibited

In the AG-2, Agricultural District, any use not permitted by right, by accessory use, or as a special exception is strictly prohibited.

F. Dimensional Requirements

See Table 6-5-A and 6-5-B

G.. Parking Space Requirements

As regulated in Article V, Section 5-1.

H. Accessory Structures

1. All agricultural buildings shall be setback the minimum required front yard setback for the district, all other accessory buildings shall be erected in a side or rear yard of the principal building.

VI-9

2. Accessory structures shall be located a minimum of five (5) feet from any side lot or rear lot line and ten (10) feet from any building on the same lot.

6-5.3 R-80 Suburban Estate District

A. District Description

This district is designed to provide suitable open space for very low density residential development. It shall consist primarily of single family detached dwellings, agricultural uses and their accessory uses. This district shall be located in those areas of the county that shall retain an optimum of open spaces to maintain a rural setting yet afford residential developments a minimum of urban character. This district is a transition zone between the agricultural areas and the more urban zone residential districts.

B. Uses Permitted

In the R-80, Suburban Estate District, the following uses are permitted.

See Table VI

C. Accessory Uses and Structures

1. Private residential garages and parking areas.

2. Private barns, stables, sheds, and other farm buildings.

3. Outdoor recreational facilities exclusively for the use of the residents.

4. Signs in compliance with the regulations set forth in Article IX, Section 9-1.

5. Home occupations as defined by and subject to the provisions of Article IV, Section 4.8.

6. Other accessory structures and uses customarily incidental to the permitted uses.

VI-10

D. Uses Permitted as Special Exceptions

The following uses may be permitted as special exceptions in the R-80, Suburban/Agricultural District, after review and approval by the Board of Zoning Appeals in accordance with Article XI, Section 11-7.

See Table VI

E. Uses Prohibited

In the R-80, Suburban/Agricultural District, any use not permitted by right, by accessory use, or as a special exception as is strictly prohibited.

F. Dimensional Requirements

All uses permitted in the R-80, Suburban Agricultural District, shall comply with the following requirements.

See Table 6-5-A and 6-5-B

G. Parking Space Requirements

As regulated in Article V, Section 5-1.

H. Accessory Structures

1. With the exception of signs, accessory structures shall not be erected in any required front yard. Existing accessory building on tracts may remain at the discretion of the Appeals Board provided they are deemed structurally sound and not a hazard to surrounding properties. No accessory building shall be allowed to remain within a public right-of-way.

2. Accessory structures shall be located at least five (5) feet from any side lot line, from the rear lot line, and from any building on the same lot.

I. Landscaping

The front yard, excluding necessary driveways, shall be landscaped.

VI-11

6-5.4 R-40 Low Density Residential District

A. District Description

This district is designed to provide suitable areas for low density residential development characterized by an open appearance. Most generally, the residential development will consist of single-family detached dwellings and accessory structures, but the district may also include community facilities, public utilities and open uses which serve specifically the residents of this district or which are benefited by an open residential environment without creating objectionable or undesirable influences upon such development. It is the express purpose of this resolution to exclude from this district all buildings or other structures and uses having commercial characteristics whether operated for profit or otherwise, except that special exceptions and home occupations shall be considered as not having such characteristics if they otherwise conform to the provisions of this resolution.

B. Uses Permitted

In the R-40, Low Density Residential District, the following uses are permitted.

See Table VI

C. Accessory Uses and Structures

1. Private residential garages and parking areas.

2. Outdoor recreational facilities exclusively for the use of the residents.

3. Signs in compliance with the regulations set forth in Article IX, Section 9-1.

4. Home occupations as defined by and subject to the provisions of Article IV, Section 4-2.

5. Other accessory structures and uses customarily incidental to the permitted uses.

VI-12

D. Uses Permitted as Special Exceptions

In the R-40, Low Density Residential District, the following uses may be permitted as special exceptions after review and approval by the Board of Zoning Appeals in accordance with Article XI, Section 11-7.

See Table VI

E. Uses Prohibited

In the R-40, Low Density Residential District, any use not permitted by right, by accessory use, or as a special exception is strictly prohibited.

F. Dimensional Requirements

All uses permitted in the R-40, Low Density Residential District, shall comply with the following requirements.

See Table 6-5-A and 6-5-B

G. Parking Space Requirements

As regulated in Article V, Section 5-1.

H. Landscaping

The front yard, excluding necessary driveways, shall be landscaped.

I. Accessory Structures

1. With the exception of signs, accessory structures shall not be erected in any required front yard.

2. Accessory structures shall be located at least five (5) feet from any side lot line, from the rear lot line, and from any building on the same lot.

6-5.5 R-30 Medium Density Residential District

A. District Description

This district is designed to provide suitable areas for low to medium density residential development. Most generally, this district will be characterized by single-family detached structures and duplexes and such other structures as that is accessory thereto. This district also includes community facilities, public utilities and open uses which serve

VI-13

specifically the residents of this district or which are benefited by and compatible with a residential environment. It is the express purpose of this zoning resolution to exclude from this district all buildings or other structures and uses having commercial characteristics whether operated for profit or otherwise, except that special exceptions and home occupations specifically provided for in these regulations for this district shall be considered as not having such characteristics if they otherwise conform to the provisions of this resolution.

B. Uses Permitted

In the R-30, Medium Density Residential District, the following uses are permitted:

See Table VI

C. Accessory Uses and Structures

1. Private residential garages.

2. Outdoor recreational facilities exclusively for the use of the residents.

3. Signs in compliance with the regulations set forth in Article IX, Section 9-1.

4. Home occupations as defined by and subject to the provisions of Article IV, Section 4-2.

5. Other accessory structures and uses customarily incidental to the permitted uses.

D. Uses Permitted as Special Exceptions

In the R-30, Medium Density Residential District, the following uses may be permitted as special exceptions after review and approval by the Board of Zoning Appeals in accordance with Article XI, Section 11-7.

See Table VI

E. Uses Prohibited

In the R-30, Medium Density Residential District, any use not permitted by right, by accessory use, or as a special exception is strictly prohibited.

VI-14

F. Dimensional Requirements

All uses permitted in the R-30, Medium Density Residential District, shall comply with the following requirements.

See Table 6-5-A and 6-5-B

G. Parking Space Requirements

As regulated in Article V, Section 5-1.

H. Landscaping

The front yard, excluding necessary driveways, shall be landscaped.

I. Accessory Structures

1. With the exception of signs, accessory structures shall not be erected in any required front yard.

2. Accessory structures shall be located at least five (5) feet from any side lot line, from the rear lot line, and from any building on the same lot.

6-5.6 R-20, High Density Residential District

A. District Description

These districts are designed to provide areas which are highly compatible with the residential development found along the fringes of the incorporated areas of Robertson County. This district is particularly suitable for areas adjacent to urban centers where a full compliment of urban services, specifically including water services adequate to provide fire protection and public waste water service is available. Although these districts will be most generally characterized by single family detached dwellings and such other structures as accessory thereto, the districts are designed to accommodate a wide variety of housing types along with the public services and facilities required to adequately support such development. It is the express purpose of this resolution to exclude from these districts all buildings or other structures and uses having commercial characteristics and not planned as an integral part of a total residential development, whether operated for profit or otherwise, except that special exceptions and home occupations specifically provided for in these regulations for these districts shall be considered as not having such characteristics if they otherwise conform to the provisions of this resolution.

VI-15

B. Uses Permitted

In the R-20 High Density Residential District, the following uses are permitted:

See Table VI

C. Accessory Uses and Structures

1. Private garages and sheds.

2. Outdoor recreational facilities exclusively for the use of the residents.

3. Signs in compliance with the regulations set forth in Article IX, Section 9-1.

4. Home occupations as defined by and subject to the provisions of Section IV, Section 4-2.

5. Other accessory structures and uses customarily incidental to the permitted uses.

D. Uses Permitted as Special Exceptions

In the R-20 High Density Residential District, the following uses may be permitted as special exceptions after review and approval by the Board of Zoning Appeals in accordance with Section XI, Section 11-7.

See Table VI

E. Uses Prohibited

In the R-20 High Density Residential District, any use not permitted by right, by accessory use, or as a special exception is strictly prohibited.

F. Dimensional Requirements

All uses permitted in the R-20 High Density Residential District, shall comply with the following requirements:

See Table 6-5-A and 6-5-B

G. Parking Space Requirements

As regulated in Article V, Section 5-1.

VI-16

H. Landscaping

The front yard, excluding necessary driveways, shall be landscaped.

I. Accessory Structures

1. With the exception of signs, accessory structures shall not be erected in any required front yard.

2. Accessory structures shall be located at least five (5) feet from any side lot line, from the rear lot line, and from any building on the same lot.

VI-17

TABLE 6-5-A

DIMENSIONAL REQUIREMENTS FOR SINGLE FAMILY DWELLINGS IN

 

AGRICULTURAL AND RESIDENTIAL DISTRICTS

AG-1

AG-2

R-80

R-40

R-30

R-20

Minimum Lot Size (sq. ft.)

Without Fire Protection

Without Public Water

15 ac.

130,000

175,000

218,000

80,000

130,000

218,000

40,000

130,00

218,00

30,000

130,000

N.P.

20,000

130,000

N.P.

Minimum Lot Width (ft.) at Building Setback Line [3]

400

250

175

150

125

100

Minimum Road Frontage (ft.) [1]

50

50

50

50

50

50

Minimum Front Yard Setback (ft.)[2]

100

75

60

50

40

30

Minimum Side Yard Setback (ft.)²

Without Fire Protection

Without Public Water

50

30

50

50

25

50

50

20

50

50

15

50

N.A.

10

50

N.A.

Minimum Rear Yard Setback

Without Fire Protection

Without Public Water

50

40

50

50

35

50

50

30

50

50

25

50

N.A.

20

50

N.A.

Maximum Height (ft.) [4]

35

35

35

35

35

35

Maximum Building Coverage (% of lot)

10

25

30

40

40

50

[1] Does not apply to lots on the circular portion of a cul-de-sac or lots with access by an ingress/egress easement.

[2] Setback measured from right-of-way line or property line. Setbacks along private streets shall be the same as along local streets.

[3] Lot widths shall be increased by twenty-five (25) percent for all roads providing direct access to and arterial or collector road as designated on the Robertson County Major Thoroughfare Plan. Developments using combined driveways or private roads as access are exempt from this provision

[4] No more than three (3) full or partial stories entirely above grade.

Notes:

I In overlay districts: greater requirements may apply. See any relevant overly district regulations.

II A corner lot has two (2) front yard setbacks. The property owner shall designate the front yard and the side yard for his corner lot. The rear setback shall be on the opposite side of the lot from the designated front yard setback.

III A through lot has two (2) front setbacks but no rear setback.

IV On a corner lot of record with a width of at least forty (40) feet, the side street setback may be reduced, if necessary, to yield a buildable with equal to sixty (60) percent of the lot width. However, the side street setback shall not be reduced to less than forty (40) feet from a major thoroughfare or minor thoroughfare right-of-way line.

V For any lot of record with a depth of at least seventy-five (75) feet, the street setback and the rear setback may be reduced, if necessary, to yield a buildable depth equal to forty (40) percent of the lot depth. The rear setback shall be reduced first, but not below fifteen (15) feet. However, the front yard setback shall not be reduced to less than forty (40) feet from a major thoroughfare right-of-way line.