(a)

Districts established. For the purposes of this chapter, the area within the incorporated town, as it exists at the time of the enactment of this chapter, is hereby divided into classes of districts, which are established as follows:

(b)

Zoning map.

(1)

The locations and boundaries of districts established in the town shall be shown on a map titled "Zoning Map, Town of Mount Jackson, Virginia." The same map may be amended subsequent to the adoption thereof. The zoning map, as well as all notations, dimensions, designations, references, and other data shown thereon, is made a part of these regulations to the same extent as if the information set forth on such map were fully described and incorporated herein. A certified official copy of the zoning map, with all map amendments indicated thereon, shall be on file in the office of the zoning administrator.

(2)

The preparation and adoption of the zoning map and any amendments thereto, shall follow the standards set forth in Virginia Code § 15.2-2285, as amended.

(c)

Determination of uncertain boundaries.

(1)

Interpretation. Unless district boundary lines are fixed by dimensions or otherwise clearly shown or described, and where uncertainty exists with respect to the boundaries of any of the districts as shown on the official zoning map, the following rules shall apply:

a.

Where district boundaries are indicated as approximately following or being at right angles to the centerlines of streets, highways, alleys, railroad rights-of-way, existing lot lines or municipal boundary lines, such centerlines or lines at right angles to such centerlines shall be construed to be such boundaries, as the case may be.

b.

Where a district boundary is indicated to follow a river, creek, branch, or other body of water, such boundary shall be construed to follow the centerline at low water or at the limits of the jurisdiction, and in the event of change in the shoreline, such boundary shall be construed as moving with the actual shoreline.

c.

Where a district boundary line does not follow such a line, its position may be shown on the official zoning map by a specific dimension expressing its distance in feet from a street right-of-way line or other boundary line as indicated and running parallel to such line

d.

If no distance, angle, curvature, description or other means is given to determine a boundary line accurately and the foregoing provisions of this section do not apply, the line shall be determined by the use of the scale shown on such zoning map. In case of subsequent dispute, the matter shall be referred to the board of zoning appeals, which shall determine the boundary.

(2)

Disputes. In disputes over the exact location of district boundaries as shown on the official zoning map, the zoning administrator shall refer the matter to the board of zoning appeals, which shall determine the boundary.

(d)

Conformance with chapter. No building or structure shall be erected, and no existing building shall be moved, altered, added to or enlarged, nor shall any land, building or structure be used, occupied, designed or arranged to be used for any purpose or in any manner not in conformance with the regulations of this chapter.

(e)

In areas designated as floodplain. Full compliance with the provisions of the floodplain ordinance of this Code is required in those areas defined as floodplains.

(f)

Uses not specifically listed prohibited. For the purposes of this chapter, permitted uses are listed for the various districts. Unless the contrary is clear from the context of the lists or other regulations of this chapter, uses not specifically listed are prohibited.

(g)

Site plan required. Before a zoning permit shall be issued or construction begun on any permitted use in a commercial district, or a permit issued for a new use, detailed site plans indicating compliance with the substantive provisions of this chapter and in sufficient detail to show the operations and processes shall be submitted to the zoning administrator for study. The administrator shall refer these plans to the departments and agencies for their recommendation and approval. Modification of the plans may be required.

(Ord. No. 06-2020, Att. 1, 6-9-2020)

(a)

A-1, AGRICULTURE DISTRICT.

Statement of intent. The A-1, Agriculture District, is intended to preserve the character of those portions of the town where agricultural and other low-intensity uses predominate. The permitted uses should include mainly agriculture and related uses.

(b)

R-1, LOW-DENSITY RESIDENTIAL.

Statement of intent. The R-1, Low-Density Residential District, is composed of quiet, low-density residential areas plus undeveloped areas where similar residential construction appears likely to occur. This district should provide a suitable environment for individuals and families who desire quiet spacious homesites with the amenities of suburban living, without fear of encroachment of dissimilar uses. Any development shall be designed to prevent substantial negative impact on the use and value of existing surrounding uses, and shall not hinder, deter, or impede development of surrounding undeveloped properties in accordance with the adopted comprehensive plan.

(c)

R-2, MEDIUM-DENSITY RESIDENTIAL DISTRICT.

Statement of intent. The R-2, Medium-Density Residential District, is composed of medium-density residential uses and open areas, both existing and planned, as well as certain compatible public and semipublic land uses. The standards for this district are designed to stabilize and protect the essential character of the area so designated and to promote and encourage, insofar as compatible with the intensity of land use, a suitable environment for medium-density residential neighborhoods with a mix of housing types and located in closer proximity to shopping and employment. Any development shall be designed to prevent substantial negative impact on the use and value of existing surrounding uses, and shall not hinder, deter or impede development of surrounding undeveloped properties in accordance with the adopted comprehensive plan.

(d)

R-3, HIGH-DENSITY RESIDENTIAL DISTRICT.

Statement of intent. The R-3, High-Density Residential District, is composed of high-density residential uses and open areas, both existing and planned, as well as certain compatible public, semipublic, and very limited commercial land uses. The standards for this district are designed to stabilize and protect the essential character of the area so designated, to create areas for multifamily and townhouse construction along with appropriate family living environments that provide suitable amenities and the convenience of being closest to shopping, employment and other community facilities. Any development shall be designed to prevent substantial negative impact on the use and value of existing surrounding uses, and shall not hinder, deter or impede development of surrounding undeveloped properties in accordance with the adopted comprehensive plan.

(e)

B-1, CENTRAL BUSINESS DISTRICT.

Statement of intent. The B-1, Central Business District, is composed of mix of residences, and general business and retail to which the public requires direct and frequent access, but which is not characterized either by constant heavy trucking other than stocking and delivery of light retail goods. It is the intent of the B-1 district to remain a viable mixed-use core that promotes and enhances the historic character, historic landmarks and the original Old Mount Jackson Commercial District while fostering a streetscape that is oriented to pedestrian use of the sidewalks for shopping and interactions within the community. Further, the purpose of this district is to promote and enhance future development which is compatible with the character and heritage as symbolized by the excellence in design and old architecture of the town while blending private with public and commercial with residential.

(f)

B-2, HIGHWAY BUSINESS DISTRICT.

Statement of intent. The B-2, Highway Business District, is intended to accommodate general business areas, highway-oriented commercial uses, wholesaling operations, fast food establishments and similar uses that generate a great volume of traffic and by nature or space requirements do not lend themselves to being within a centralized shopping area. This district recognizes the demand for a variety of commercial land uses but shall provide connectivity for both pedestrian and vehicular activity and building design that visually contributes to the economic success of the corridor and the community.

(g)

B-3, SHOPPING CENTER DISTRICT.

Statement of intent. The purpose of the B-3, Shopping Center District, is to provide for traditional shopping centers with significant concentrations of related commercial establishments with one or more anchor tenants, shared parking, consistent architectural and site design treatment that fits with the surround community, and unified or coordinated management. Commercial land uses should be organized in clusters rather than as freestanding activities, be of limited size, located at easily accessible road intersections, and designed to be compatible with the surrounding residential uses and to match the historic "Main Street" character of the town. Strip commercial development is prohibited.

(h)

I-1, LIMITED INDUSTRIAL DISTRICT.

Statement of intent. The purpose of the I-1, Limited Industrial District, is to permit certain industries which have minimal environmental impacts and do not detract from adjacent uses. Limitations (or provisions) such as height of building, building coverage and landscaping are imposed to protect the public's health, safety and welfare, and foster adjacent uses. The I-1 district is intended to provide appropriate locations for fabrication, processing, packaging, distribution, storage, shipping, and other transportation activities contributing to the economic base of the town and enhance employment opportunities.

(i)

I-2, GENERAL INDUSTRIAL DISTRICT.

Statement of intent. The purpose of the I-2, General Industrial District, is to provide areas for medium and heavy commercial and industrial uses, which are not compatible with residential, institutional, and general commercial uses. The I-2 district is intended to provide a location for uses that may require outdoor storage and due to their intensity shall be further from high-density residential and downtown historic areas.

(j)

TND-C, TRADITIONAL NEIGHBORHOOD DEVELOPMENT - COMMERCIAL DISTRICT.

Statement of intent. The purpose of the TND-C, Traditional Neighborhood Development - Commercial District, is to allow a variety of uses that create a unified livable community. The TND-C district is intended to develop contiguous to an existing development or as redevelopment or infill development that has a compact design with a mix of housing types, commercial uses, and recreational areas, that are all interconnected with access that facilitates walking, bicycling, transit, and driving. Developments shall be designed with the influence of the historic and architectural character of the community and the environmental features of the site. Further, it is the intent of the district to be designed to the human scale with neighborhood connectivity. Consideration should be given to height of buildings, mixture of homes to accommodate various incomes, neighborhood parks, recreational areas, greens, walking distances, multiple routes, narrow streets, and traffic calming techniques.

(Ord. No. 06-2020, Att. 1, 6-9-2020)

(a)

Dimensional standards for base zoning districts. Dimensional standards within each zoning district shall apply as provided in Table 1, except as otherwise provided in this section.