Paris City Zoning Code
§ 9
Area Regulations.
9-100
Except as hereinafter provided, no building or structure or part thereof shall be erected, altered or converted for any use permitted in the district in which it is located unless it is in conformity with all the minimum regulations herein specified for lot area, lot width, dwelling unit area, lot coverage and front, side and rear yards and dwelling area.
9-101
LOT AREA:
The minimum residential lot area for the various Districts shall be in accordance with the following schedule, except that a lot having less area than herein required which was an official “lot of record” prior to the adoption of this Ordinance may be used for a one-family dwelling and no lot existing at the time of passage of this Ordinance shall be reduced in area below the minimum requirements set forth herein:
9-102
IN THE FOLLOWING ZONING DISTRICTS THE MINIMUM LOT AREA FOR RESIDENTIAL USE SHALL BE IN ACCORDANCE WITH THE FOLLOWING SCHEDULE:
(1)
Schedule minimum lot areas–Residential districts in square feet*
Type Use | A | SF-1 | SF-2 | SF-3 | 2F | MF-1 | MF-2 | PD |
|---|---|---|---|---|---|---|---|---|
One-Family Dwelling Detached | 1 Acre | 1.5 Acres | 7,500 | 5,000 | 6,000 | 7,500 | 5,000 | 5,000 |
One-Family Dwelling Detached [Attached] | 2,000 | 2,000 | 2,000 | |||||
Two-Family Dwelling | 6,000 | 6,000 | 6,000 | 6,000 | ||||
Multiple-Family Dwelling One To Three Stories | 7,000 Sq. Ft. for First Four Units Plus 1,200 Sq. Ft. Each | 7,000 Sq. Ft. for First Four Units Plus 1,200 Sq. Ft. Each | Same as MF-1 | |||||
Added Unit | Added Unit | |||||||
Multiple-Family Dwelling Over Three Stories | 10,000 Sq. Ft. for First 8 Units Plus 250 Sq. Ft. Each Added Unit | Same as MF-2 |
*For a Legal Non-Conforming Lot of Record with regard to lot size, refer to Section 15-103 of this Ordinance. |
(2)
Schedule minimum lot areas–Nonresidential districts in square feet
Type Use | P | O | NS | GR | C | CA | LI | HI | PLI |
|---|---|---|---|---|---|---|---|---|---|
One-Family Dwelling Detached | 7,500 | 6,000 | 6,000 | 5,000 | 5,000 | 5,000 | Res-idential Uses Not Permitted | None | |
One-Family Dwelling Attached | 2,000 | 2,000 | 2,000 | 2,000 | 2,000 | 2,000 | Res-idential Uses Not Permitted | None | |
Two-Family Dwelling | 6,000 | 6,000 | 6,000 | 6,000 | 6,000 | 6,000 | Res-idential Uses Not Permitted | None | |
Multiple-Family Dwelling One To Three Stories | 7,000 Sq. Ft. for First Four Units Plus 1,200 Sq. Ft. For Each Added Unit | 7,000 Sq. Ft. for First Four Units Plus 1,200 Sq. Ft. For Each Added Unit | 7,000 Sq. Ft. for First Four Units Plus 1,200 Sq. Ft. For Each Added Unit | 7,000 Sq. Ft. for First Four Units Plus 1,200 Sq. Ft. For Each Added Unit | 7,000 Sq. Ft. for First Four Units Plus 1,200 Sq. Ft. For Each Added Unit | 7,000 Sq. Ft. for First Four Units Plus 1,200 Sq. Ft. For Each Added Unit | Res-idential Uses Not Permitted | None | |
Multiple-Family Dwelling Over Three Stories | 10,000 Sq. Ft. for First 8 Units Plus 250 Sq. Ft. Each Added Unit | 10,000 Sq. Ft. for First 8 Units Plus 250 Sq. Ft. Each Added Unit | 10,000 Sq. Ft. for First 8 Units Plus 250 Sq. Ft. Each Added Unit | Res-idential Uses Not Permitted | None |
9-200
LOT WIDTH:
The minimum lot width for lots in the various Districts used for residential purposes shall be in accordance with the following schedule, except that a lot having less width than herein required which was an official “lot of record” prior to the adoption of this Ordinance may be used as a one-family dwelling and no lot existing at the time of passage of this Ordinance shall be reduced in width below the minimum set forth herein:
9-201
IN THE FOLLOWING ZONING DISTRICTS THE MINIMUM LOT WIDTH FOR RESIDENTIAL USES SHALL BE IN ACCORDANCE WITH THE FOLLOWING SCHEDULE:
(1)
Schedule minimum lot widths–Residential districts*
Minimum Width of Lot in Feet | ||||||||
|---|---|---|---|---|---|---|---|---|
Type Use | A | SF-1 | SF-2 | SF-3 | 2F | MF-1 | MF-2 | PD |
One-Family Dwelling Detached | 100 | 150 | 60 | 50 | 60 | 50 | 50 | 50 |
One-Family Attached | 20 | 20 | 20 | |||||
Two-Family Dwelling | 60 | 60 | 60 | 60 | ||||
Multiple-Family Dwelling | 60 | 70 | 70 | |||||
*For a Legal Non-Conforming Lot of Record with regard to lot width, refer to Section 15-103 of this Ordinance. |
(2)
Schedule minimum lot widths–Nonresidential districts
Minimum Width of Lot in Feet | |||||||||
|---|---|---|---|---|---|---|---|---|---|
Type Use | P | O | NS | GR | C | CA | LI | HI | PLI |
One-Family Dwelling Detached | 50 | 50 | 50 | 50 | 50 | 50 | None specified | None specified | |
One-Family Attached | 20 | 20 | 20 | 20 | 20 | 20 | 20 | Specified | None specified |
Two-Family Dwelling | 60 | 60 | 60 | 60 | 60 | 60 | None specified | None specified | |
Multiple-Family Dwelling | 60 | 60 | 60 | 70 | 70 | 70 | None specified | None specified | |
9-300
LOT DEPTH:
The minimum lot depth for the various Districts shall be in accordance with the following schedule, except that a lot having less depth than herein required which was an official “lot of record” prior to the adoption of this Ordinance may be used for a one-family dwelling and no lot existing at the time of passage of this Ordinance shall be reduced in depth below the minimum set forth herein:
9-301
IN THE FOLLOWING ZONING DISTRICTS THE MINIMUM LOT DEPTH FOR RESIDENTIAL USES SHALL BE IN ACCORDANCE WITH THE FOLLOWING SCHEDULE:
(1)
Schedule minimum lot depth–Residential districts*
Minimum Depth of Lot in Feet | ||||||||
|---|---|---|---|---|---|---|---|---|
Type Use | A | SF-1 | SF-2 | SF-3 | 2F | MF-1 | MF-2 | PD |
Minimum Depth of Lot in Feet for Residential Uses | 150 | 200 | 100 | 100 | 100 | 120 | 120 | 100 |
*For a Legal Non-Conforming Lot of Record with regard to lot depth, refer to Section 15-103 of this Ordinance. |
(2)
Schedule of minimum lot depths–Nonresidential districts
Minimum Depth of Lot in Feet | |||||||||
|---|---|---|---|---|---|---|---|---|---|
Type Use | P | O | NS | GR | C | CA | LI | HI | PLI |
Minimum Depth of Lot in Feet for Residential Uses | 100 | 100 | 100 | 100 | 100 | 120 | None | None | |
9-400
LOT COVERAGE AND FLOOR AREA RATIO:
The maximum percentage of any lot area which may hereafter be covered by the main building and all accessory buildings and the maximum ratio of floor area to the total area of the lot or tract on which a building is located shall not exceed the following schedule, except where an existing building at the effective date of this Ordinance may have a greater percentage of a lot covered or a higher floor area ratio than herein prescribed, such building shall be considered a conforming use:
9-401
IN THE FOLLOWING ZONING DISTRICTS THE MAXIMUM BUILDING LOT COVERAGE AND FLOOR AREA RATIO SHALL BE IN ACCORDANCE WITH THE FOLLOWING SCHEDULE:
(1)
Schedule maximum building coverage–Residential districts
A | SF-1 | SF-2 | SF-3 | 2F | MF-1 | MF-2 | PD | |
|---|---|---|---|---|---|---|---|---|
Maximum Percent of Lot Area Which May Be Covered by Building | 15 | 15 | 35 | 35 | 35 | 40 | 40 | 40 |
(2)
Schedule maximum coverage and FAR–Nonresidential districts
Type Use | P | O | NS | GR | C | CA | LI | HI | PLI |
|---|---|---|---|---|---|---|---|---|---|
Maximum Percent of Lot Area Which May Be Covered by Building | 40 | 40 | 40 | None | |||||
Maximum Percent of Lot Area Which May Be Covered By Building in Nonresidential Use | 40 | 40 | 40 | 40 | None | ||||
Maximum Floor Area-Lot Area Ratio | 2:1 | 10:1 | 1:1 | None | 1:2 | ||||
Maximum Percent of Lot Area Which May Be Covered By Building in Nonresidential Use of 30% |
9-402.1
MINIMUM SIZES OF RESIDENTIAL STRUCTURES:
(1)
Residential structures in SF-1 shall be a minimum size of 1,800 square feet.
(2)
Residential structures in SF-2 shall be a minimum size of 1,500 square feet.
(3)
Residential structures in SF-3 shall be a minimum size of 1,000 square feet; however, a structure with a minimum size of 700 square feet may be allowed in SF-3 with an SUP.
(4)
In no case may a structure of less than 700 square feet of interior area be constructed or occupied in the city.
Editor’s note–Ordinance 2019-017, sec. 7, adopted provisions designated as “(3) Minimum sizes of residential structures.” The ordinance did not specify where such provisions should be included. At the direction of the city, these provisions have been included as section 9-402.1.
9-500
FRONT YARD:
No building, structure or use shall hereafter be located, erected or altered so as to have a smaller front yard than hereinafter required:
9-501
IN THE FOLLOWING ZONING DISTRICTS THE MINIMUM REQUIRED FRONT YARD SHALL BE IN ACCORDANCE WITH THE FOLLOWING SCHEDULE AND NO BUILDING, STRUCTURE OR USE SHALL HEREAFTER BE LOCATED, ERECTED, OR ALTERED SO AS TO HAVE A SMALLER FRONT YARD THAN HEREINAFTER REQUIRED:
(1)
Schedule minimum front yards–Residential districts
A | SF-1 | SF-2 | SF-3 | 2F | MF-1 | MF-2 | PD | |
|---|---|---|---|---|---|---|---|---|
Minimum Front Yard in Feet Except As Hereinafter Provided | 35 | 35 | 25 | 25 | 25 | 25 | 20 Section 9-502(6) | Section 9-502(7) |
(2)
Schedule minimum front yards–Nonresidential districts
P | O | NS | GR | C | CA | LI | HI | PLI | ESS | |
|---|---|---|---|---|---|---|---|---|---|---|
Minimum Front Yard in Feet Except As Hereinafter Provided | 25 | 20 | 20 | 20 Section 9-502(8) | None Section 9-502 (8)(9) | None Section 9-502 (8)(9) | None Section 9-502 (8)(9) | None Section 9-502 (8)(9) | None Section 9-502 (9)(10) | None Section 9-502(8) |
9-502
SPECIAL FRONT YARD REGULATIONS:
(1)
Where the frontage on one side of a street between two intersecting streets is divided by two or more zoning districts, the front yard shall comply with the requirements of the most restrictive district for the entire frontage. (See appendix illustration 7.)
(2)
Where a building line has been established by plat or ordinance and such line requires a greater or lesser front yard setback than is prescribed by this ordinance for the district in which the building line is located, the required front yard shall comply with the building line so established by such ordinance or plat.
(3)
The front yard shall be measured from the property line to the front face of the building, covered porch, covered terrace or attached accessory building. Eaves and roof extensions may project into the required front yard for a distance not to exceed four (4) feet and subsurface structures, platforms or slabs or fences may not project into the front yard to a height greater than forty (40) inches above the average grade of the yard. (See appendix illustration 5)
(4)
Where lots have double frontage, running through from one street to another, a required front yard shall be provided on both streets unless a building line for accessory buildings has been established along one frontage on the plat or by ordinance, in which event only one required front yard need be observed. (See appendix illustration 6.)
(5)
If thirty percent (30%) or more of the frontage on one side of a street between two intersecting streets in any residential district is improved with buildings prior to the effective date of this ordinance that have observed an average front yard line with a variation in depth of not more than six (6) feet, then the average front yard so established shall be observed; provided, however, that this regulation shall not be interpreted as requiring a front yard line of more than fifty (50) feet. (See appendix illustration 8.)
(6)
In the MF-2 District, a minimum front yard of twenty (20) feet shall be required provided, however that in no case shall the distance from the centerline of the street on which a building fronts to the front face of the building be less than one-half (1/2) the height of the building.
(7)
In the PD District, the following front yards shall be provided:
Commercial or retail development - Sixty (60) feet except drive-in service buildings may have a minimum thirty (30) foot yard and gasoline service station pump islands may not be located nearer than twelve (12) feet to the front property line.
Housing development - Twenty-five (25) feet.
Industrial development - Thirty (30) feet.
Office, medical or other development - Twenty (20) feet.
(8)
Gasoline service station pump islands may not be located nearer than twelve (12) feet to the front property line.
(9)
In the CA, C, LI and HI Districts no front yard is required except that no structure may be erected nearer than thirty (30) feet to the centerline of any street upon which such structure fronts.
(10)
In the PLI District the front yard shall be no less than that required by the adjacent district.
9-600
SIDE YARD:
9-601
In the following zoning districts the minimum required side yard shall be in accordance with the following schedule and no building, structure or use shall hereafter be located so as to have a smaller side yard on each side of such building than herein required:
(1)
Schedule minimum side yards–Residential districts
A | SF-1 | SF-2 | SF-3 | 2F | MF-1 | MF-2 | PD | |
|---|---|---|---|---|---|---|---|---|
Side Yard Residential Structures Maximum [Minimum] | Five (5) Feet Required in Each Side Yard | Five (5) Feet Required in Each Side Yard | Five (5) Feet Required in Each Side Yard | Five (5) Feet Required in Each Side Yard | Five (5) Feet Required in Each Side Yard | Five (5) Feet Required in Each Side Yard | Five (5) Feet Required in Each Side Yard | See Section 9-602(7) |
Required Width in Feet | Except As Provided in Section 9-602(1) Through (6) | Except As Provided in Section 9-602(1) Through (6) | Except As Provided in Section 9-602(1) Through (6) | Except As Provided in Section 9-602(1) Through (6) | Except As Provided in Section 9-602(1) Through (6) | Except As Provided in Section 9-602(1) Through (6) | Except As Provided in Section 9-602(1) Through (6) |
(2)
Schedule minimum side yards–Nonresidential districts
P | O | NS | GR | C | CA | LI | HI | PLI | ESS |
|---|---|---|---|---|---|---|---|---|---|
For Residential Uses 10 Percent of the Width of the Lot - For Non-reside ntial Uses None Except [sic] | For Residential Uses 10 Percent of the Width of the Lot - For Non-residential Uses None Except [sic] | For Residential Uses 10 Percent of the Width of the Lot - For Non-residential Uses None Except [sic] | For Residential Uses 10 Percent of the Width of the Lot - For Non-residential Uses None Except [sic] | For Residential Uses 10 Percent of the Width of the Lot - For Non-residential Uses None Except [sic] | For Residential Uses 10 Percent of the Width of the Lot - For Non-residential Uses None Except [sic] | For Residential Uses 10 Percent of the Width of the Lot - For Non-residential Uses None Except [sic] | For Residential Uses 10 Percent of the Width of the Lot - For Non-residential Uses None Except [sic] | For Residential Uses 10 Percent of the Width of the Lot - For Non-residential Uses None Except [sic] | As Specified in Section 9-602(8) [9-602(9)] |
9-602
SPECIAL SIDE YARD REGULATIONS:
(1)
Every part of a required side yard shall be open and unobstructed except for accessory buildings as permitted herein and the ordinary projections of window sills, belt courses, cornices and other architectural features projecting not to exceed twelve (12) inches into the required side yard and roof eaves projecting not to exceed thirty-six (36) inches into the required side yard.
(2)
Multiple-family dwellings not exceeding three (3) stories in height shall provide a minimum side yard of fifteen (15) feet between any building wall containing openings for windows, light and air and any side lot line except that any such building face or wall not exceeding thirty-five (35) feet in width may provide a minimum side yard of ten (10) feet. Where a building wall contains no openings for windows, light or air a minimum side yard of ten (10) feet shall be provided between such wall and the side lot line. (See appendix illustration 9)
(3)
On a corner lot a side yard adjacent to a street for a multiple-family dwelling not exceeding three (3) stories in height shall not be less than fifteen (15) feet and no balcony or porch or any portion of the building may extend into such required side yard except that a roof may overhang such side yard not to exceed four (4) feet.
(4)
Where apartment buildings or structures are constructed to exceed three (3) stories in height, a side and rear yard equal to one (1) foot for each two (2) feet of building height for all building faces or walls having opening for light, air or access shall be provided except that such side or rear yard need not exceed fifty (50) feet. In all districts permitting the construction of apartment buildings exceeding three (3) stories in height, a minimum side yard of ten (10) feet shall be required for any building face or wall which contains no openings for windows, light and air.
(5)
On a corner lot used for one-family or two-family dwellings both street exposures shall be treated as front yards on all lots platted after the effective date of this ordinance, except that where one street exposure is designated as a side yard by a building line shown on a plat approved by the Planning and Zoning Commission containing a side yard of ten (10) feet or more the building line provisions on that plat shall be observed. On lots which were official lots of record prior to the effective date of this ordinance, the minimum side yard adjacent to a side street shall comply with the maximum required side yard for the respective districts as specified in 9-601. (See appendix illustration 4)
(6)
A one-family attached dwelling shall provide a minimum required side yard adjacent to a side street of ten (10) feet and no complex of attached one-family dwellings shall exceed two hundred (200) feet in length. A minimum required side yard of five (5) feet shall be provided at the end of each one-family attached dwelling complex so that the end[s] of any two adjacent building complexes shall be at least ten (10) feet apart.
(7)
The minimum side yard requirements in a Planned Development District shall be established on the site plan which shall be made a part of the amending ordinance.
(8)
No side yard is specified for nonresidential use in the O, NS, GR, CA, C, LI, HI and PLI Districts except where a commercial, retail or industrial or other nonresidential use abuts upon a district boundary line dividing such districts from a residential district in which event a minimum [of ten (10)] foot side yard shall be provided on the side adjacent to such residential district.
(9)
A side yard of fifty (50) feet is required where Expressway Service Station District (ESS) abuts upon districts other than HI or LI.
9-700
REAR YARD:
9-701
No building or structure shall hereafter be located, erected or altered to have a rear yard smaller than herein required.
(1)
In the A, SF-1, SF-2, SF-3, 2F, MF-1, MF-2, P, O, NS, GR, CA, C, LI or PLI Districts, no main residential building may be constructed nearer than ten (10) feet to the rear property line. The main residential building and all accessory buildings shall not cover more than fifty (50) percent of that portion of the lot lying to the rear of a line erected joining the midpoint on one side lot line with the midpoint of the opposite side lot line. For accessory building standards see Section 13.
(2)
In the O, NS, GR, CA, C, LI, HI and PLI Districts, no rear yard is specified except where retail, commercial or industrial uses back upon a common district line, whether separated by an alley or not, dividing the district from any of the residential districts listed herein, a minimum rear yard of ten (10) feet shall be provided.
(3)
Every part of a required rear yard shall be open and unobstructed to the sky from a point thirty (30) inches above the general ground level of the graded lot, except for accessory buildings as permitted in Section 13 and the ordinary projections of window sills, belt courses, cornices and roof overhangs and other architectural features projecting not to exceed four (4) feet into the required rear yard.
(4)
For rear yard standards for apartment buildings exceeding three (3) stories in height, see Section 9-602(4).
(5)
A rear yard of fifty (50) feet is required where ESS abuts upon districts other than HI or LI.
(Ordinance 1922, sec. 1, adopted 8/11/69; Ordinance 2075, secs. 3–12, adopted 3/13/72; Ordinance 2095, secs. 4–8, adopted 6/12/72; Ordinance 2122, sec. 1, adopted 12/11/72; Ordinance 2562, sec. 1, adopted 3/16/81; Ordinance 83-043, secs. 1–4, adopted 7/11/83; Ordinance 2019-017, sec. 7, adopted 5/13/19; Ordinance 2022-009, secs. 2–4, adopted 2/28/22)
