Morgan County Unincorporated
City Zoning Code

COMMERCIAL DISTRICTS

§ 155.130 PURPOSE.

The purpose of the following districts is:

(A) Commercial Buffer District (CB). To provide areas for appropriate transitions of commercial uses;

(B) Neighborhood Commercial District (NC). To provide areas in appropriate locations where convenience buying outlets may be established to serve surrounding residential neighborhoods. The regulations of this district are designed to promote a combination of retail and service facilities which in character and scale are necessary to meet day to day needs of area residents;

(C) Town Center District (TC). To provide areas in appropriate locations where a combination of business, commercial, entertainment, residential and related activities may be established and maintained. Regulations of this district are designed to provide a compatible environment for commercial and residential uses. The district has strict design standards for architecture, landscaping and other performance requirements as reflected in §§ 155.265 through 155.270 of this code. A mix of commercial and residential uses, in the same building or on the same site is allowed in this zoning district;

(D) Commercial Shopping District (CS). To provide areas in appropriate locations where a combination of businesses, commercial, entertainment and related activities may be established, maintained and protected. The regulations of this district are designed to promote and encourage the development of comparison shopping centers;

(E) Highway Commercial District (CH). To provide areas in appropriate locations adjacent to highways or major streets where activities dependent upon or catering to thoroughfare traffic and the traveling public may be established, maintained and protected. The regulations of this district are designed to encourage harmony between traffic needs and centers for retail commercial, entertainment, automotive facilities and other appropriate highway-related activities;

(F) General Commercial District (GC). To provide areas in appropriate locations where a combination of businesses, commercial, entertainment and related activities may be established, maintained and protected. Regulations of this district are designed to provide a suitable environment for those commercial and service uses which are vital to economic life, but some of which would be intrusive and disruptive in a shopping center type of commercial development;

(G) Business Park District (BP). To provide areas for appropriate transitions of between commercial uses and residential uses. Developments are intended to reduce impact adjacent properties by using landscaping, setbacks and building design;

(H) Technical and Professional Campus District (TPC). To provide areas for the construction of research and development parks, educational facilities and campuses, trade and technical schools and colleges, health care facilities (including hospitals, clinics and labs) and other associated and allied industries;

(I) Mountain Green Commercial District (MGC). To provide areas of transition between technical and professional campus zoning and residential uses within the Mountain Green area;

(J) Peterson Commercial District (PC). To provide areas of transition between existing residential and agricultural uses and other zoning districts;

(K) Light Manufacturing District (LM). To provide areas in appropriate locations where light manufacturing, industrial processes and warehousing not producing objectionable effects may be established, maintained and protected. The regulations of this district are designed to protect environmental quality of the district and adjacent areas; and

(L) Industrial District (I). To provide for areas in appropriate locations where heavy industrial processes necessary to the economy may be conducted. The regulations of this district are designed to protect environmental quality of the district and adjacent areas.

(Prior Code, § 8-5C-1) (Ord. 18-06, passed 8-7-2018)

§ 155.131 CODES AND SYMBOLS.

In following sections of this subchapter, uses of land or buildings which are allowed in various districts are shown as “permitted uses,” indicated by a “P” in the appropriate column, or as “conditional uses,” indicated by a “C1,” “C2” or “C3,” in the appropriate column. If a use is not allowed in a given district, it is either not named in the use list or it is indicated in the appropriate column by a dash, “-.” If a regulation applies in a given district, it is indicated in the appropriate column by a numeral to show the linear or square feet required, or by the letter “A.” If the regulation does not apply, it is indicated in the appropriate column by a dash, “-.”

(Prior Code, § 8-5C-2) (Ord. 17-36, passed 12-19-2017)

§ 155.132 USE REGULATIONS.

No building, structure or land shall be used, and no building or structure shall be hereafter erected, structurally altered, enlarged or maintained in the Commercial and Industrial Districts, except as provided in this subchapter. Accessory uses and buildings customarily incidental to uses authorized by conditional use permit in any district are also authorized by issuance of a conditional use permit in any such district. “Temporary uses,” as defined in § 155.008 of this code, are authorized in any district upon issuance of a conditional use permit for the same. All uses prohibited except as stated in the use table.

C1	CUP Zoning Administrator
C2	CUP Planning Commission
C3	CUP County Commission
P	Permitted

TPC

MGC

Accommodation and food services:

Banquet halls with catering staff

Bed and breakfast inns

Caterers

Coffee shops, on-premises brewing

C 1

Health spas (i.e., physical fitness facilities) with accommodations

Hotels (except casino hotels)

Restaurants

C 1

Agricultural:

Agricultural industries

Agriculture: Tilling of soil, raising of crops and pasturing of animals (non-intensive place holder until development occurs)

Agriculture tourism

C 1

Dairy or food processing

C 1

Mining or quarrying

Cemetery:

Private cemetery

Public cemetery

Construction:

Construction; storage yard, equipment, materials

Construction; sub-contractors (painters, plumbers, HVAC and the like)

General contractors’ office

Educational services:

Academies, elementary or secondary

Boarding schools, elementary or secondary

Child day care centers (as defined in the state code)

Colleges and universities

Colleges, community

Colleges, universities, and professional schools

Elementary and secondary schools

Finishing schools, secondary

Healthcare and social assistance offices

High schools

Junior high schools

Laboratories, medical and dental

Medical clinic

C 1

Military academies, elementary or secondary

Public schools and governmentally operated essential service facilities

Entertainment:

Art galleries (except retail)

Art museums

Athletic club facilities, physical fitness, dance, gymnasiums, fitness centers

Bowling alleys

Bowling centers

Community museums

Country clubs

Drive-in motion picture theaters

Electronic game arcades

Family fun centers

Indoor play areas

Movie theaters (except drive-in)

Pinball arcades

Recreational sports club facilities

Rinks, ice or roller skating

Stables, horse racing

Swimming pools

Tennis club facilities

Theater/cinemas

Video game arcades (except gambling)

Finance and insurance:

Bank and financial services

C 1

Professional, scientific and technical service offices

C 1

Manufacturing:

Aircraft manufacturing and repair

C 2

All-terrain vehicles (ATVs) and parts manufacturing

C 2

Ammunition and mines manufacturing

C 2

Automobile and automobile part manufacturing

C 2

Automobile auctions, wholesale

C 2

Bicycles and parts manufacturing

C 2

Boats (i.e., suitable or intended for personal use) manufacturing

C 2

Central-mixed concrete manufacturing

Chemical and plastics manufacturing

Computers manufacturing

C 2

Concrete batch plants (including temporary)

Electronic manufacturing

C 2

Electronic markets, durable goods, wholesale trade

Electronic markets, nondurable goods, wholesale trade

Engine manufacturing

Food and beverage manufacturing

C 2

Heavy industrial manufacturing

Home fixture and furniture manufacturing

Light industrial manufacturing

Machine shop and metal manufacturing

Machinery and equipment manufacturing

Medical manufacturing

Metal manufacturing small or precision equipment

Motorcycles and parts manufacturing

Paper product manufacturing

Petroleum products manufacturing

Pharmaceutical manufacturing

Photovoltaic cells manufacturing

Printing activities

Ready-mix concrete manufacturing and distributing

Semiconductor circuit networks (i.e., solid-state integrated circuits) manufacturing

Semiconductor devise or related material manufacturing

Silicon parts, components or material manufacturing

Solar cells manufacturing

Textile, clothing, leather, leather and allied manufacturing

Truck or transit-mixed concrete manufacturing

Wholesale manufacturing and trade

Wholesale trade and warehousing

Woods product manufacturing (furniture)

Office:

Automobile rental (or other vehicle rental)

Commercials, television, production

Computer data storage services

Data processing services

Film studios producing films

Libraries

Office, general use

Publishers (except exclusive internet publishing)

Record production, duplication or distribution

Sound recording studios

Residential:

Recreation vehicle parks

Residential care facilities

Residential live-work

Residential units as part of a mixed-use development

Retirement home/assisted living

Retail trade:

Auto parts and supply stores

Auto salvage yards (i.e., retailing used auto parts)

Automobile dealers, new and used

Camper dealers, recreational

Grocery

Motor home dealers

Recreational vehicle (RV) dealers (campers, motor homes, boats, ATV, motorcycles or similar)

Retail store (not listed elsewhere)

Transportation:

Bus terminal or station

Other services:

Aircraft upholstery repair

Animal clinic and hospital

Automatic car wash, truck wash

Automobile repair service

Barber shops

Beautician services

Churches

Commercial and industrial machinery and equipment (except automobile and electronic) repair and maintenance

Comprehensive healthcare facilities

Cosmetology salons or shops

Day spas

Drinking place (alcoholic beverages)

Drive-in restaurant

Engine repair, small engine

Esthetician (i.e., skin care) services

Fairgrounds

Furniture repair shops

Gasoline service station

Laundry services (laundromat, dry cleaner pick-up only)

Liquor, packaged sales (check the state code)

Parking garage

Public or quasi-public facilities, or public service facilities. Exception: governmentally operated essential service facilities such as police, fire, ambulance, substations and animal control facilities

Radio and television communication facilities

Repair shop (small equipment, personal items)

Sexually-oriented businesses, as defined in § 155.481 of this code

Storage facility enclosed

Storage outdoor

Tailor

Tanning salons

Tractor, farm or construction equipment repair and maintenance services

Welding repair services (e.g., automotive, general)

Window shade repair and maintenance shops

(Prior Code, § 8-5C-3) (Ord. 18-06, passed 8-7-2018; Ord. 19-07, passed 12-3-2019; Ord. 20-10, passed 7-21-2020; Ord. 22-05, passed 2-1-2022; Ord. 23-09, passed 6-20-2023; Ord. 24-23, passed 10-15-2024)

§ 155.133 HEIGHT REGULATIONS.

The maximum height for all buildings and structures in districts regulated by this subchapter, except as specifically provided for in other sections of this chapter, and governmentally operated essential service facilities, subject to approval by the County Commission, in § 155.326 of this code, shall be:

	Districts
	CB	NC	TC	CS	CH	GC	BP	TPC	MGC	PC	LM	I
Feet	35	35	35	35	35	35	35	35	35	35	35	No limit
Number of stories	3	3	3	3	3	3	3	3	3	3	3	No limit

(Prior Code, § 8-5C-4) (Ord. 18-06, passed 8-7-2018; Ord. 24-23, passed 10-15-2024)

§ 155.134 SETBACK AND YARD REGULATIONS.

The minimum depth and/or length for yards in the districts regulated by this subchapter shall be (in feet):

	Districts
	CB	NC	TC Com *	TC Res*	CS	C H	G C	B P	TP C	MG C	P C	L M	I
Front yard	25	25	10	25	25	25	25	25	25	25	25	25	2 5
Rear yard	20	20	5	20	20	20	20	20	20	20	20	20	2 0
Side yards	10	10	5	10	10	10	10	10	10	10	10	10	1 0
Except as determined by CUP or for utility uses and governmentally operated essential service facilities in § 155.326 of this code	A	A	A	A	A	A	A	A	A	A	A	A	A
*The setbacks for the Town Center Zone are divided into commercial (com) and residential (res) uses. The setback shall be determined by the principal use of the property.

(Prior Code, § 8-5C-5) (Ord. 18-06, passed 8-7-2018)

§ 155.135 IMPROVEMENTS COMPLETED OR BONDED AND IN PROGRESS BEFORE BUILDING PERMIT ISSUED.

Improvements are to be in compliance with standards adopted by the county.

Districts

TP C

MG C

P C

L M

Address numbers

Culinary water facilities

Curb and gutter1

Firefighting facilities1,2

Public utilities: Power, gas, telephone, cable television and the like

Sidewalk

Street base1

Street grading1

Streetlights

Street monuments boxes

Street name and traffic signs

Street paving

Surface drainage facilities1

Survey monuments

Wastewater disposal facilities

Notes to table:

1 Construction completed prior to issuing building permits.

2 Indicates refer to fire officials for latest regulations.

(Prior Code, § 8-5C-6) (Ord. 18-06, passed 8-7-2018)

Morgan County Unincorporated
City Zoning Code

COMMERCIAL DISTRICTS

§ 155.130 PURPOSE.

The purpose of the following districts is:

(A) Commercial Buffer District (CB). To provide areas for appropriate transitions of commercial uses;

(I) Mountain Green Commercial District (MGC). To provide areas of transition between technical and professional campus zoning and residential uses within the Mountain Green area;

(J) Peterson Commercial District (PC). To provide areas of transition between existing residential and agricultural uses and other zoning districts;

(Prior Code, § 8-5C-1) (Ord. 18-06, passed 8-7-2018)

§ 155.131 CODES AND SYMBOLS.

(Prior Code, § 8-5C-2) (Ord. 17-36, passed 12-19-2017)

§ 155.132 USE REGULATIONS.

C1	CUP Zoning Administrator
C2	CUP Planning Commission
C3	CUP County Commission
P	Permitted

TPC

MGC

Accommodation and food services:

Banquet halls with catering staff

Bed and breakfast inns

Caterers

Coffee shops, on-premises brewing

C 1

Health spas (i.e., physical fitness facilities) with accommodations

Hotels (except casino hotels)

Restaurants

C 1

Agricultural:

Agricultural industries

Agriculture: Tilling of soil, raising of crops and pasturing of animals (non-intensive place holder until development occurs)

Agriculture tourism

C 1

Dairy or food processing

C 1

Mining or quarrying

Cemetery:

Private cemetery

Public cemetery

Construction:

Construction; storage yard, equipment, materials

Construction; sub-contractors (painters, plumbers, HVAC and the like)

General contractors’ office

Educational services:

Academies, elementary or secondary

Boarding schools, elementary or secondary

Child day care centers (as defined in the state code)

Colleges and universities

Colleges, community

Colleges, universities, and professional schools

Elementary and secondary schools

Finishing schools, secondary

Healthcare and social assistance offices

High schools

Junior high schools

Laboratories, medical and dental

Medical clinic

C 1

Military academies, elementary or secondary

Public schools and governmentally operated essential service facilities

Entertainment:

Art galleries (except retail)

Art museums

Athletic club facilities, physical fitness, dance, gymnasiums, fitness centers

Bowling alleys

Bowling centers

Community museums

Country clubs

Drive-in motion picture theaters

Electronic game arcades

Family fun centers

Indoor play areas

Movie theaters (except drive-in)

Pinball arcades

Recreational sports club facilities

Rinks, ice or roller skating

Stables, horse racing

Swimming pools

Tennis club facilities

Theater/cinemas

Video game arcades (except gambling)

Finance and insurance:

Bank and financial services

C 1

Professional, scientific and technical service offices

C 1

Manufacturing:

Aircraft manufacturing and repair

C 2

All-terrain vehicles (ATVs) and parts manufacturing

C 2

Ammunition and mines manufacturing

C 2

Automobile and automobile part manufacturing

C 2

Automobile auctions, wholesale

C 2

Bicycles and parts manufacturing

C 2

Boats (i.e., suitable or intended for personal use) manufacturing

C 2

Central-mixed concrete manufacturing

Chemical and plastics manufacturing

Computers manufacturing

C 2

Concrete batch plants (including temporary)

Electronic manufacturing

C 2

Electronic markets, durable goods, wholesale trade

Electronic markets, nondurable goods, wholesale trade

Engine manufacturing

Food and beverage manufacturing

C 2

Heavy industrial manufacturing

Home fixture and furniture manufacturing

Light industrial manufacturing

Machine shop and metal manufacturing

Machinery and equipment manufacturing

Medical manufacturing

Metal manufacturing small or precision equipment

Motorcycles and parts manufacturing

Paper product manufacturing

Petroleum products manufacturing

Pharmaceutical manufacturing

Photovoltaic cells manufacturing

Printing activities

Ready-mix concrete manufacturing and distributing

Semiconductor circuit networks (i.e., solid-state integrated circuits) manufacturing

Semiconductor devise or related material manufacturing

Silicon parts, components or material manufacturing

Solar cells manufacturing

Textile, clothing, leather, leather and allied manufacturing

Truck or transit-mixed concrete manufacturing

Wholesale manufacturing and trade

Wholesale trade and warehousing

Woods product manufacturing (furniture)

Office:

Automobile rental (or other vehicle rental)

Commercials, television, production

Computer data storage services

Data processing services

Film studios producing films

Libraries

Office, general use

Publishers (except exclusive internet publishing)

Record production, duplication or distribution

Sound recording studios

Residential:

Recreation vehicle parks

Residential care facilities

Residential live-work

Residential units as part of a mixed-use development

Retirement home/assisted living

Retail trade:

Auto parts and supply stores

Auto salvage yards (i.e., retailing used auto parts)

Automobile dealers, new and used

Camper dealers, recreational

Grocery

Motor home dealers

Recreational vehicle (RV) dealers (campers, motor homes, boats, ATV, motorcycles or similar)

Retail store (not listed elsewhere)

Transportation:

Bus terminal or station

Other services:

Aircraft upholstery repair

Animal clinic and hospital

Automatic car wash, truck wash

Automobile repair service

Barber shops

Beautician services

Churches

Commercial and industrial machinery and equipment (except automobile and electronic) repair and maintenance

Comprehensive healthcare facilities

Cosmetology salons or shops

Day spas

Drinking place (alcoholic beverages)

Drive-in restaurant

Engine repair, small engine

Esthetician (i.e., skin care) services

Fairgrounds

Furniture repair shops

Gasoline service station

Laundry services (laundromat, dry cleaner pick-up only)

Liquor, packaged sales (check the state code)

Parking garage

Radio and television communication facilities

Repair shop (small equipment, personal items)

Sexually-oriented businesses, as defined in § 155.481 of this code

Storage facility enclosed

Storage outdoor

Tailor

Tanning salons

Tractor, farm or construction equipment repair and maintenance services

Welding repair services (e.g., automotive, general)

Window shade repair and maintenance shops

§ 155.133 HEIGHT REGULATIONS.

	Districts
	CB	NC	TC	CS	CH	GC	BP	TPC	MGC	PC	LM	I
Feet	35	35	35	35	35	35	35	35	35	35	35	No limit
Number of stories	3	3	3	3	3	3	3	3	3	3	3	No limit

(Prior Code, § 8-5C-4) (Ord. 18-06, passed 8-7-2018; Ord. 24-23, passed 10-15-2024)

§ 155.134 SETBACK AND YARD REGULATIONS.

The minimum depth and/or length for yards in the districts regulated by this subchapter shall be (in feet):

	Districts
	CB	NC	TC Com *	TC Res*	CS	C H	G C	B P	TP C	MG C	P C	L M	I
Front yard	25	25	10	25	25	25	25	25	25	25	25	25	2 5
Rear yard	20	20	5	20	20	20	20	20	20	20	20	20	2 0
Side yards	10	10	5	10	10	10	10	10	10	10	10	10	1 0
Except as determined by CUP or for utility uses and governmentally operated essential service facilities in § 155.326 of this code	A	A	A	A	A	A	A	A	A	A	A	A	A
*The setbacks for the Town Center Zone are divided into commercial (com) and residential (res) uses. The setback shall be determined by the principal use of the property.

(Prior Code, § 8-5C-5) (Ord. 18-06, passed 8-7-2018)

§ 155.135 IMPROVEMENTS COMPLETED OR BONDED AND IN PROGRESS BEFORE BUILDING PERMIT ISSUED.

Improvements are to be in compliance with standards adopted by the county.

Districts

TP C

MG C

P C

L M

Address numbers

Culinary water facilities

Curb and gutter1

Firefighting facilities1,2

Public utilities: Power, gas, telephone, cable television and the like

Sidewalk

Street base1

Street grading1

Streetlights

Street monuments boxes

Street name and traffic signs

Street paving

Surface drainage facilities1

Survey monuments

Wastewater disposal facilities

Notes to table:

1 Construction completed prior to issuing building permits.

2 Indicates refer to fire officials for latest regulations.

(Prior Code, § 8-5C-6) (Ord. 18-06, passed 8-7-2018)

Morgan County UnincorporatedCity Zoning Code

COMMERCIAL DISTRICTS

§ 155.130 PURPOSE.

§ 155.131 CODES AND SYMBOLS.

§ 155.132 USE REGULATIONS.

§ 155.133 HEIGHT REGULATIONS.

§ 155.134 SETBACK AND YARD REGULATIONS.

§ 155.135 IMPROVEMENTS COMPLETED OR BONDED AND IN PROGRESS BEFORE BUILDING PERMIT ISSUED.

Morgan County UnincorporatedCity Zoning Code

COMMERCIAL DISTRICTS

§ 155.130 PURPOSE.

§ 155.131 CODES AND SYMBOLS.

§ 155.132 USE REGULATIONS.

§ 155.133 HEIGHT REGULATIONS.

§ 155.134 SETBACK AND YARD REGULATIONS.

§ 155.135 IMPROVEMENTS COMPLETED OR BONDED AND IN PROGRESS BEFORE BUILDING PERMIT ISSUED.

Morgan County Unincorporated
City Zoning Code

Morgan County Unincorporated
City Zoning Code