Piedmont City Zoning Code

This district is intended to provide for the continued use of land situated on the fringe of the urban area for agricultural purposes, until land so designated is needed and desired for urbanization. Although such areas may be located in close proximity to residential and commercial uses, the continuation of agricultural uses is considered an essential part of the Piedmont community. This district is intended further to prevent location of low standard, scattered residential, commercial or industrial development, except in accordance with this Ordinance and the Piedmont Comprehensive Plan. The types of uses, the area and the intensity of and uses permitted in this District are designed to encourage and protect agricultural uses until urbanization is warranted and the appropriate change in district classification is made.

This district is intended to provide a location for the land situated on the fringe of the urban area that may be either agricultural or urban in character. This area commonly has been subdivided by ownership into various shaped tracts usually ranging from two and one-half (2½) acres to up to four and ninety-nine hundreds (4.99) acres in size (excludes five (5) acres or more). The use of land in these areas will represent a variety of urban and rural uses including the single-family dwelling unit on a small tract, residential uses with farm animals on acreages and agricultural endeavors of a limited scale. It is the purpose of this district to promote a compatibility between uses and to encourage and provide an orderly transition from agricultural or urban character.

This area commonly has been subdivided by ownership into various shaped tracts usually ranging from one (1) acre up to two and forty-nine hundreds (2.49) acres in size (excludes two and one-half (2.5) acres or more). It is the purpose of this district to provide for the use of parcels of land in accordance with rules and regulations of the Oklahoma Department of Environmental Quality governing residential sewage systems wherein either a public water supply or a private well could be utilized with a subsurface sewage absorption field.

This area commonly has been subdivided by ownership into various shaped tracts usually ranging from twenty-one thousand seven hundred eighty (21,780) square feet to up to ninety-nine hundredths (.99) acres in size (excludes one (1) acre or more). It is the purpose of this district to provide for the use of parcels of land in accordance with rules and regulations of the Oklahoma Department of Environmental Quality governing residential sewage systems wherein a public water supply is used with a subsurface sewage absorption field.

An Urban Estates Residential District (or subdivision) may be defined as a planned, natural area within the City limits which includes many of the major daily activities of the families living within the City limits which includes many of the major daily activities of the families living within the area. These activities may center around a neighborhood school, church, or other social activity. The Urban Estates Residential subdivision is not intended to be wholly self-sufficient, but should provide common interests for its residents. It is further intended that social and recreational facilities will be developed within the area. One (1) square mile is a desirable maximum size and will aid in retaining common neighborhood interest.

This is a restrictive residential district. The principal use of land is for single-family dwellings and related recreation, religious, and educational facilities normally required to provide the basic elements of a balanced and attractive residential area. These areas are intended to be defined and protected from the encroachment of uses not performing a function appropriate to the residential environment. Internal stability, attractiveness, order, and efficiency are encouraged by providing for adequate light, air, and open space for dwellings and related facilities, and through consideration of the proper functional relationship of each element.

This is a restrictive, high-density residential district for use of single-family dwellings and related recreational, institutional, educational, and religious uses. This district provides for the smallest residential lot allowed under the zoning ordinance. This zoning district is limited to those properties that are served by adequate public water supply and public sewer service.

This is a residential district to provide for a slightly higher population density but with basic restrictions similar to the Single-Family Districts. The principal use of land is for single-family and two-family dwellings and related recreational, religious, and educational facilities normally required to provide a balanced and attractive residential area. These areas are intended to be defined and protected from the encroachment of uses not performing a function appropriate to the residential environment. Internal stability, attractiveness, order and efficiency are encouraged by providing for adequate light, air, and open space for dwellings and related facilities, and through the consideration of the proper functional relationship and arrangement of each element. This district may be used to achieve transition areas between commercial areas and the Single-Family Districts, or to provide buffering areas between Single-Family Districts and other community functions with intrusive characteristics (such as major transportation routes).

This residential district is intended to provide for multiple-family developments which may have a relatively intense concentration of dwelling units served by large open spaces including common areas and facilities, thereby resulting in low gross densities. The principal use of land may be for one (1) or several dwelling types ranging from single-family to low-rise multiple family dwellings, and including garden apartments, condominiums, and townhomes. This district will typically be located with close access to the arterial street system so as to result in minimum traffic mixing with less intensive residential areas.

The purpose of this district is to provide for the establishment of a higher density residential patten within which the mobile home park will be compatible. The district is intended to provide for a permanently established residential environment. The mobile home parks and travel trailer parks permitted should be well designed and developed to provide a desirable living area. Recreational areas should also be incorporated into the development of uses in this district. Because of the intensity of use in this district, they should be located with close access to the arterial street system so as to result in minimum traffic mixing with less intensive residential areas. Locations selected should also be suitable for accomplishment of the screening, utility, draining, and other requirements of this Ordinance.

This commercial district is for the conduct of retail trade and to provide personal services to meet the regular needs and for the convenience of the people of adjacent residential areas. Because these shops and stores may be an integral part of the neighborhood, closely associated with residential, religious, recreational, and educational elements, more restricted requirements for light, air, open space, and off-street parking are made than are provided in other commercial districts.

This commercial district is intended for the conduct of personal and business services and the general retail business of the community. Persons living in the community and in the surrounding trade territory require direct and frequent access. Traffic generated by the uses will be primarily passenger vehicles and only those trucks and commercial vehicles required for stocking and delivery of retail goods.

This commercial district is intended to provide for continued use and re-use of areas of existing development in the community. The land may be previously platted into lots, block, or parcels in sizes not appropriate for contemporary use. Therefore, these regulations may provide parking requirements, setbacks, arrangements of uses on land parcels, combinations of uses, and other aspects of use which are designed for the efficient use of spaces in this district. The objective of harmony between the uses in this district and surrounding areas shall be followed in the application of this district.

This industrial district is intended primarily for production and assembly plants that have processes which are conducted so the noise, odor, dust, and glare of each operation is completely confined within an enclosed building. These industries may require direct access to rail, air or street transportation routes; however, the size and volume of the raw materials and finished products involved should not produce the volume of freight generated by the uses of the general and heavy industrial districts. Buildings in this district should be architecturally attractive and surrounded by landscaped yards.

This industrial district is intended primarily for the conduct of light manufacturing, assembling, and fabrication, and for warehousing, wholesale, and service uses. These do not depend primarily on frequent personal visits of customers or clients, but may require good accessibility to major rail, air, or street transportation routes. These districts need to be carefully located to assure good relationships with residential areas.

This industrial district is intended to provide for heavy industrial uses and other uses not otherwise provided for in the districts established by these Regulations. The intensity of uses permitted in this district makes it desirable that they be located downwind and separated from residential and commercial uses whenever possible.

An overlay district is one that "fits over" an already existing zoning district. It is restrictive in nature and has limited use application. The underlying land reverts to the currently assigned zoning if the "overlay" is removed. These districts are designated by the City of Piedmont and apply to all buildings, structures and surrounding grounds owned, operated or designated by the City of Piedmont; the Piedmont Municipal Authority; the Piedmont School District; that flood prone land area designated on the official flood plan maps; and any land designated to be developed under the Planned Unit Development (PUD) concept. The minimum restrictions as set forth in Chapter 1-4 are waived for this district to ensure the appropriate use of land while safeguarding the public health, safety and general welfare of the populace while making its public utilities/facilities as efficient as possible while maintaining the value of surrounding property values.

A.

The Industrial Technology Zoning District supports developing digital and technological infrastructure and technology research and development within a controlled industrial environment aligned with modem standards. It accommodates primary uses such as high-capacity facilities for data processing and storage, technological research and development, and data and energy transmission, along with supporting uses such as utilities, warehousing, offices, and light manufacturing subordinate and ancillary to a permitted principal use.

B.

The IT District ensures compatibility with surrounding areas by minimizing noise, dust, traffic, light, and negative environmental effects. Buildings, signage, and site design shall coordinate to create a uniform modem technology aesthetic.

C.

Permitted Uses by Right.

1.

Technology research and development facilities.

2.

Light industrial, assembly, processing, warehousing, and storage operations associated with and subordinate to data center maintenance or technology research and production.

D.

Special Use Permit required as authorized in Section 1-7-4.1. Special Permit Uses Permitted on Review.

1.

Data center.

E.

Permitted Accessory Uses. The following are subject to approval by the city council of building, site, and operational plans:

1.

Office, storage, power supply and other such uses including utilities and battery energy storage systems, normally auxiliary to the permitted principal use.

2.

Off-street parking and parking garages, security facilities and structures.

3.

Employee fitness centers. When as a standalone facility, otherwise permitted by right when located within a permitted primary use.

4.

Employee childcare facilities. When as a standalone facility, otherwise permitted by right when located within a permitted primary use.

5.

Employee parking garages.

6.

Office, when as a standalone facility, otherwise permitted by right when located within a permitted primary use.

F.

Prohibited Uses.

1.

Residential uses of any type.

2.

Retail sales unrelated to data center operations.

3.

Hazardous waste disposal facilities.

4.

Cryptocurrency mining or any mineral mining of any kind.

5.

Any use involving public assembly.

6.

Any use not expressly listed as permitted or accessory.

G.

Definitions.

"Data center" means facilities primarily used for the housing, operations, and maintenance of computer systems, severs, networking equipment, and related infrastructure for the storage, processing, transmission, or management of digital data. Such facilities may include backup power systems, cooling systems, security features, and limited on site staff but do not include general office, retail, or customer-serving uses.

"Technology research and development facilities" means facilities that investigate, design, test, and refine new or improved technologies. They involve systematic study and experimentation to create innovative products, enhance existing solutions, or discover new methods and materials. Engineering, healthcare, information technology, and manufacturing users use these facilities.

H.

Lot and Dimensional standards.

1.

Minimum lot size: 40 acres.

2.

Minimum street frontage: 300 feet.

3.

Maximum impervious surface coverage: 50%.

4.

Setbacks from public rights-of-way. The following minimum setbacks shall apply to principal and accessory structures adjacent to a public right-of-way: 300 feet.

5.

Minimum building side and rear setback: 200 feet.

6.

Residential Setbacks. There shall be a three hundred fifty (350) feet building setback from any district where residential is permitted.

I.

Building height.

1.

Maximum building height: 65 feet.

2.

Height shall be measured to the top of the parapet.

3.

Towers that are accessory to a principal use shall not exceed one hundred (100) feet in height and shall not be within two hundred (200) feet of the property boundary line.

4.

Accessory Building Height: 35 feet.

J.

Parking.

1.

Minimum parking lot front setback: 100 feet.

2.

Minimum side and rear parking lot setback: 75 feet.

3.

Minimum parking lot setback when adjacent to any district that permits residential use: 100 feet.

4.

Minimum of one (1) parking space per five thousand (5,000) square feet of gross floor area.

5.

Minimum of one (1) ADA-accessible parking space for every twenty-five (25) spaces.

6.

Bicycle parking requires at a ratio of one (1) space per ten (10) vehicle spaces.

7.

Parking areas must include shade trees and be screened from public frontages with landscaping or fencing.

K.

Building Designs.

1.

Building elevations. All primary use structures shall have complementary materials on all elevations, a consistent modem design approach, harmonious character, and complementary facade colors.

2.

Facades are required to have a change in façade surface at least every two hundred (200) horizontal feet.

3.

Facades facing a public frontage must incorporate at least three (3) of the following:

i.

Changes in wall plane, material, pattern, texture or color.

ii.

Decorative metal or masonry panels.

iii.

Integrated public art or murals.

iv.

Changes in wall height.

L.

Screening of Roof-Mounted Equipment and Ground-Level Mechanical Equipment.

1.

Must be fully screened on all four (4) sides of buildings with materials consistent and harmonious with the building's façade and character.

2.

Screening must provide screen the equipment from an off-site view and to buffer sound generated by such equipment.

3.

Ground level mechanical units must be fully screened from offsite views and public frontages using architectural elements and dense vegetation.

M.

Landscaping and Screening.

1.

Enhanced landscaping in setbacks areas are required for the first two hundred (200) feet of the minimum setback area as defined in section C. When a setback area abuts a natural amenity, such as a stream, park, or other open space, the landscape plan should integrate with and respect to the natural integrity of the amenity. Detention and retention ponds shall physically, functionally, and visually integrate into adjacent landscape areas.

2.

Buffers shall include earthen berms with a minimum height of twelve (12) feet.

3.

Triple row evergreen plantings supplemented with native understory vegetation.

4.

An opaque wall or architectural screen not less than twelve (12) feet in height.

5.

Buffer areas shall be protected by a Conservation easement or similar legal mechanism prohibiting future disturbance.

6.

Public frontages must include two (2) of the following and Native, Pollinator Friendly species Encouraged.

i.

A 100-foot-deep minimum landscaped strip.

ii.

One (1) mature six-foot canopy tree every thirty (30) linear feet.

iii.

Three (3) shrubs every ten (10) linear feet.

N.

Noise. A pre construction and post construction noise study is required at the developer's expense and a new noise study shall be conducted every two (2) years.

1.

Continuous operational noise shall not exceed:

i.

Sixty (60) DBA in the daytime at the property line.

ii.

Fifty (50) DBA in the nighttime at the property line.

2.

No testing of generators or emergency backup power is allowed after 3:00 p.m. or on weekends or federal holidays. This section shall not apply to emergency scenarios.

O.

Site Lighting. All lighting should be pointed towards facilities and shielded from designated land uses.

1.

Property owners may not emit more than 0.3-foot candles of light at the property line.

2.

All exterior lighting must be full cut-off, down cast, and dark sky compliant.

3.

Led lights must be three thousand (3,000) or lower in color temperature to reduce harshness.

4.

Decorative or pedestrian scale lighting encouraged along pedestrian pathways and public frontage.

5.

Safety and utility structure lights. Strobes, emergency, safety, and utility lights are exempt from the regulations of the section however property owner may only utilize red strobe lighting at night.

6.

Maximum pole height allowed.

i.

Twenty (20) feet in parking and internal drive areas.

ii.

Eighteen (18) feet along public frontages or pedestrian pathways.

7.

Lighting plan submittal required. A photometric plan showing foot-candle levels must be submitted with development applications.

8.

Security lighting.

i.

Motion activated lighting or dimmable systems required for areas not open to the public.

ii.

Lighting for mechanical or service areas must be fully screened from public view.

P.

Utilities and Infrastructure.

1.

Applicants shall submit a comprehensive utility and infrastructure impact study; peer reviewed at the applicant's expense addressing the following:

i.

Water withdrawal, reuse, and conservation.

ii.

Wastewater capacity and treatment impacts.

2.

No approval shall be granted unless the city finds that existing or planned infrastructure can support the development without adverse impact to existing users.

3.

All off-site and on-site infrastructure upgrades shall be constructed, funded and maintained by the applicant.

Q.

Environmental Protection.

1.

A full environmental impact assessment is required at the developer's expense.

2.

Stormwater management shall exceed minimum state requirements.

3.

Use of potable water for cooling shall be minimized and justified.

R.

Safety, Security, and Emergency Management.

1.

A security management plan shall be required.

i.

Hardened perimeter design.

ii.

Controlled access points.

iii.

24/7 staffed or monitored security.

iv.

Coordination protocols with local, county, and state law enforcement.

2.

An emergency operations plan shall be approved by the fire chief and emergency management director, addressing the following:

i.

Extended duration of generator operations.

ii.

Fuel spill and containment response.

iii.

Fire suppression.

iv.

Fire suppression water demand.

S.

Monitoring, Compliance, and Revocation.

1.

Annual third-party compliance audits shall be submitted to the city, covering noise, utilities, environmental performance, and security.

2.

The city may conduct announced or unannounced inspections during normal operating hours.

3.

The City Council retains continuing jurisdiction over all specific use permit approvals.

(Ord. No. 2026-003, § 1, 2-23-2026)

Editor's note— Section 1 of Ord. No. 2026-003, adopted Feb. 23, 2026 added provisions to the code, but did not specify manner of inclusion. Therefore, at the discretion of the editor, said provisions have been included as § 1-2-18 herein.