Pittsburg City Zoning Code
SECTION XXIV
SPECIAL USE REGULATIONS
§ 1 PERMIT.
Subject to the provisions of Paragraphs 2 and 3 of this Section, the City Council by an affirmative simple majority vote may by ordinance grant a special permit for the following special uses in any district, as herein qualified, which uses are otherwise prohibited by this Ordinance, and shall impose appropriate conditions and safeguards, including a specified period for the permit. No such permit shall be issued unless the City Council determines the proposed building or use will not:
a.
substantially increase traffic hazards or congestion,
b.
substantially increase fire hazards,
c.
adversely affect the character of the neighborhood,
d.
adversely affect the general welfare of the community, or
e.
overtax public utilities.
(Ordinance 911-21 adopted 7/1/21; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 2 REFERRAL AND HEARING.
Before authorization of any of the following special uses, the request therefor shall be referred to the City Plan Commission for study and report concerning the effect of the proposed use on the Comprehensive Plan and on the character and development of the neighborhood, and a public hearing shall be held in relation thereto before the Planning and Zoning Commission, notice and publication of the time and place for which shall conform to the procedure prescribed in Section XXXIII for hearings on amendments.
(Ordinance 911-21 adopted 7/1/21; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 3 COMPLIANCE.
Any proposed special use shall otherwise comply with all the regulations set forth in this Ordinance for the district in which such use is located, except that the City Council may permit hospitals and institutions to exceed the height limitations of such district.
(Ordinance 911-21 adopted 7/1/21; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 4 SPECIAL USES.
a.
Airport, landing field, or landing strip for all forms of aircraft, auto racetrack and drag strip.
b.
Any public or government building or use not permitted in a particular district.
c.
Antique Shops.
d.
Amusement park, but not within 300 feet of any Residential District.
e.
Billboards may be placed in B-1, B-2 and B-3 Districts with a special use permit.
f.
Child Care, Nursery School, Kindergarten - privately operated.
g.
Circus or carnival grounds, but not within 300 feet of any Residential District.
h.
Commercial golf courses and other uses of similar character.
i.
Commercial recreational or amusement development for temporary or seasonal periods.
j.
Commercial uses in multifamily dwellings, apartment hotel or motel type buildings where the use complements the dominant and primary use.
k.
Dormitory - off campus.
l.
Drive-in Theaters.
m.
Exploration for or extraction of sand, gravel, lignite and other surface minerals, or the exploration for, production of, or mining of oil, gas and other minerals below the surface.
n.
Halfway house or rehabilitation center.
o.
Hospital, clinic, or institution, provided that no hospital or institution permitted in any R-1a or R-2 District shall be located on a site of not less than five acres, shall not occupy more than 10 percent of the total lot area and shall be set back from all yard lines at least two feet for each foot of building height.
p.
Lighted athletic fields and tennis courts to be used either for commercial purposes, or by private clubs or private nonprofit organizations for commercial purposes.
q.
Office building occupied exclusively by a civic, religious or charitable organization, conducting activities primarily by mail and not handling merchandise or rendering services on the premises.
r.
Outdoor display: Outdoor display of merchandise in a “B-1” district.
s.
Parking areas in residential districts on land not more than 300 feet from the boundary of any shopping, business or industrial district, under such conditions as will protect the character of surrounding property.
t.
Private club as used herein shall mean a club where alcoholic beverages are offered for sale and consumption (see Section XXV Special Regulations for Private Clubs).
u.
Private clubs, fraternities, sororities, or lodges excepting when the chief activity is a service customarily carried on as a business.
v.
Privately operated community building or recreation field.
w.
Radio or television broadcasting tower.
x.
Revival tent.
y.
Riding stable.
z.
Veterinarian or animal hospital.
aa.
Adult foster care home
bb.
Cemetery, Mausoleum, and Mortuary
cc.
Home occupation sign.
dd.
Tea Room: A commercial establishment that offers specialty teas, coffees, and similar items in conjunction with Breakfast and lunch food service. Food service is accomplished by means of a limited menu (scones, quiche, biscuits, salads, soups, sandwiches, etc).
ee.
In-Law/Guest Quarters to be used for family members, guests, or domestic servants shall be allowed in Single-Family Residential Districts (R-1a and PD.) The gross habitable floor area shall not exceed 900 square feet and such Quarters shall be under the same ownership as the Primary Dwelling. In-Law/Guest Quarters may be located above a residential garage or be part of an accessory building provided the Quarters comply with the regulations set forth for accessory buildings in Section XXII, Paragraph 8. Such Quarters shall be located on the same lot or premises as the Primary residence and shall comply with minimum standards for light, health, safety and occupancy in conformance with all other applicable City codes and ordinances.
(Ordinance 911-21 adopted 7/1/21; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023; Ordinance 1003-24 adopted 6/10/2024)
§ 5 TEMPORARY BUILDINGS.
Temporary buildings used in conjunction with construction work only may be permitted in any district during the period that the construction work is in progress, but such temporary buildings shall be removed upon completion of the construction work.
(Ordinance 550 adopted –/–/–; Ordinance 551B adopted 8/9/99; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 6 BED AND BREAKFAST, COUNTRY INN AND GUEST HOUSE SPECIAL USE PERMIT.
PURPOSE:
The establishment of Bed and Breakfast homes and Country Inns can strengthen the economic base of Pittsburg, promote the community’s goal as a destination for tourists by providing an alternate type of overnight accommodation, as well as provide an incentive to restore, rehabilitate and maintain older buildings as an element of neighborhood revitalization and conservation, without reducing and/or compromising the general residential character of the neighborhood.
A Bed and Breakfast is a structure originally designed and used as a single-family residence that is the primary residence of the owner or on-site manager where not less than two and no more than six rooms are available to paying guests on an overnight basis for periods not to exceed seven days and where breakfast is available to registered, overnight guests.
GENERAL CONDITIONS FOR BED AND BREAKFAST:
Bed and Breakfast accommodations shall be subject to the following general conditions:
1.
The structure shall retain the exterior appearance of a single-family dwelling - giving no appearance of a business other than signs and parking.
2.
In addition to the restroom facilities used by the owner/occupant, a minimum of one full bath shall be provided for each four guest rooms.
3.
No outside storage is allowed.
4.
There shall be no cooking in guest rooms.
5.
Breakfast shall be the only meal served to paying overnight guests. The meal shall consist of pastries (prepared outside the facility) milk, cold cereals, fruit juice, fruit, coffee and tea. Breakfast consisting of items other than those mentioned will require the facility to meet all State of Texas, Camp County and City of Pittsburg health requirements for commercial food services.
6.
The proposed facility shall be inspected by the Pittsburg Fire Department before a Special Use Permit is issued. The facility must successfully pass the inspection. At a minimum, each guest room shall contain at least one battery-powered or hardwired smoke detector.
7.
No commercial sales of any type shall be allowed on the premises.
8.
a.
At least one off-street parking space shall be provided for each guest room in addition to a minimum of two spaces for the owner/occupant, visitors, and staff.
b.
No parking shall be allowed in front of the front building line of the principal structure.
c.
All parking shall be adequately landscaped and screened from neighboring homes and streets.
d.
All parking lot configurations shall contain sufficient maneuvering space and drives to allow proper movement of vehicles entirely within the lot in which it is located.
9.
a.
Each Bed and Breakfast shall be allowed one freestanding sign not to exceed two square feet in size.
b.
Corner lots shall be allowed two signs with a total of three square feet. No one sign shall be over two square feet in size.
c.
Signs must reflect the architectural character of the neighborhood and shall contain only the name of the establishment and the owner. A sketch of each sign proposed to be used shall be presented to the Planning and Zoning Commission along with the Special Use Permit application.
SPECIAL CONDITIONS: | ||
1. | The Planning and Zoning Commission may in certain instances find it appropriate to allow the following special conditions in granting a Bed and Breakfast Special Use Permit. In granting these special conditions, the Planning and Zoning Commission shall determine that the residential character of the surrounding residential neighborhood shall not be significantly compromised. | |
2. | Social events including weddings, receptions, and small parties may be allowed on a limited basis. In granting such social events the Planning and Zoning Commission shall limit the frequency, number of total persons for any such events and hours of events. In no instance shall such social events be held between the hours of 10:00 p.m. and 10:00 a.m. No social event shall be allowed to have amplified sound or music or excessive noise uncharacteristic to the neighborhood. In addition to parking normally required for overnight guests and residents, off-street parking shall be required for facilities permitted to hold social events at the rate of one space for each two guests. In no instance shall any Bed and Breakfast be allowed to hold more than thirty-six social events per year between the hours of 6:00 p.m. and 10:00 p.m. Not more than one social event shall be held at the same time at the Bed and Breakfast. | |
3. | Off-street parking for a Bed and Breakfast may be located off-site as long as the off-site parking is located within a reasonable distance of the primary building - usually within three hundred feet. Bed and Breakfasts utilizing off-site parking shall present to the Planning and Zoning Commission sufficient evidence to show that an agreement has been reached for use of such off-site facilities. In no instance shall the term of the Special Use Permit for the Bed and Breakfast exceed the term of the off-site parking agreement. | |
GENERAL CONDITIONS FOR COUNTRY INNS: | ||
A Country Inn is a structure with an on-site owner and/or manager containing not less than four and no more than fifteen rooms that are available to paying guests on an overnight basis for periods not to exceed seven days and where meals are made available to guests as well as the general public. | ||
Country Inn accommodations shall be subject to the same general conditions established for Bed and Breakfasts with the following exceptions: | ||
1. | Meals served shall not be limited to breakfast. | |
2. | Meals may be served to guests as well as the general public as long as the facility meets all State of Texas, Camp County and City of Pittsburg health requirements for commercial food services. | |
3. | Gift shops not to exceed three hundred square feet shall be allowed. | |
4. | Signage may be increased in size not to exceed twenty square feet. | |
5. | The maximum number of social events to be held in any one calendar year shall be increased to forty-eight. | |
6. | All parking shall be required to be on-site. | |
7. | If a Country Inn contains a restaurant, tea room, gift shop or other similar use, parking shall be provided for such uses as outlined in SECTION XXIII - OFF-STREET PARKING AND LOADING REQUIREMENTS. | |
APPLICATION REQUIREMENTS: | ||
Each application for a Bed and Breakfast or Country Inn Special Use Permit shall contain at a minimum: | ||
1. | A proposed site plan drawn to scale showing at a minimum - buildings, parking, landscaping and signage. | |
2. | Drawings showing any exterior or interior structural or cosmetic changes proposed. | |
3. | Any other information deemed necessary by the City Manager. | |
APPROVAL AND DENIAL OF A PERMIT: | ||
After public hearing, and review of all information submitted, if in the opinion of the Planning and Zoning Commission the application for Special Use Permit meets the intent of this ordinance and will not have a significant negative impact on the surrounding neighborhood, then the Planning and Zoning Commission shall recommend the application to the City Council after the Commission: | ||
1. | Establishes a length of time for the Special Use Permit to run. | |
2. | Attaches any special conditions whether listed in this ordinance or not as long as the special conditions provide for the general health and welfare of the neighborhood and community. | |
If after review of data and Public Hearing the Planning and Zoning Commission feels that the proposed application: | ||
1. | Is not a compatible land use as submitted; or | |
2. | Will have a substantial negative impact on the residential character of the neighborhood; or | |
3. | When considered in conjunction with previous Special Use Permits issued, the cumulative effect of the special uses will not be compatible with the neighborhood setting; or | |
4. | Is not in the best interest of the citizens of Pittsburg | |
And these problems cannot be resolved by attaching special conditions, then the application shall be denied. | ||
GENERAL CONDITIONS FOR A GUEST HOUSE: | ||
1. | Each facility shall be rented to a single person, group, or family. | |
2. | No more than two (2) persons shall occupy a sleeping room and each sleeping room must have a minimum of seventy (70) square feet for single occupancy plus an additional fifty (50) square feet for rooms accommodating more than one person. | |
3. | Food preparation shall be allowed only in a kitchen that meets all Federal, State, County and city health and safety requirements. | |
4. | All cooking in the facility shall be done by the registered guests. | |
5. | Each facility shall have at least one (1) full bath including a tub and/or shower, a commode, and a lavatory. | |
6. | ||
a. | Adequate off-street parking shall be provided at the side behind the front building line of the principal structure or in the rear of such a facility so that there is a minimum of one (1) parking space for each guest room plus one (1) additional off-street space. | |
b. | All parking shall be adequately landscaped and screened from neighboring homes and streets. | |
c. | All parking lot configurations shall contain sufficient maneuvering space and drives to allow proper movement of vehicles entirely within the lot in which it is located. | |
7. | ||
a. | Each Guest House shall be allowed one externally illuminated [sign] not to exceed two square feet in size attached to the building. | |
b. | Any owner/operator of such an approved facility shall be allowed to request a variance to the sign requirement to allow a change in the location, number and/or size of the permitted sign by filing such request in writing including a sketch of the proposed sign showing its design and location. Such a request will than be subject to the approval of the Planning and Zoning Commission. | |
8. | No commercial sales of any type (including gifts) shall be permitted on the site. | |
9. | No special events shall be allowed in any guest house. | |
10. | All property owners within 200 feet shall be notified of an application for a Guest House permits. | |
SPECIAL CONDITIONS | ||
1. | The Planning & Zoning Commission may in certain instances find it appropriate to allow additional special conditions in granting a Guest House Special Use Permit. In granting these special conditions, the Planning and Zoning Commission shall determine that the residential character of the surrounding residential neighborhood shall not be significantly compromised. | |
2. | The Planning and Zoning Commission and the city council may establish the length of Special Use time for the Permit. | |
APPLICATION REQUIREMENTS | ||
Each application for a Guest House Special Use Permit shall contain at a minimum: | ||
1. | A proposed site plan drawn to scale showing a minimum buildings, parking, landscaping and signage. | |
2. | Drawings showing any exterior or interior structural or cosmic changes proposed. | |
3. | Any other information deemed necessary by the city manager. | |
(Ordinance 550 adopted –/–/–; Ordinance 551B adopted 8/9/99; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 7 COMMUNITY UNIT PLAN.
The owner or agents of any tract of land comprising an area of not less than twenty (20) acres may submit to the City Council a plan for the use and development of all such tracts for residential or for residential in combination with shopping center uses as set forth in Section XVIII of this Ordinance. The development plan shall be referred to the City Plan Commission for study and report and for public hearing. Notice and publication of such hearing shall conform to the procedures prescribed in Section XXXIII for hearings on amendments. The recommendations of the Plan Commission shall be accompanied by the reasons for approval or disapproval and facts showing that the proposed Community Unit Plan meets the following conditions:
a.
That the proposed development of any B-4 Planned Business District included as a part of the plan complies with the regulations for those districts as set forth in Section XVIII of this Ordinance.
b.
That the buildings, other than those located within B-4 Planned Business Districts, located in the area shall be used only for one-family dwellings, two-family dwellings or multiple dwellings and the usual accessory uses such as private or parking garages, storage space and for community activities, including churches and schools.
c.
That the average lot area per family contained in the site, exclusive of the area occupied by the B-4 Planned Commercial District and by streets, will not be less than the lot area per family required in the district in which the development is located.
d.
That the area is adaptable to complete community development, being bounded by major thoroughfares, streets, railroads, or other external barriers, and insofar as possible without a major thoroughfare extending through the project, or any other physical feature which would tend to impair the neighborhood or community cohesiveness.
e.
That no more than 25 percent of the gross area of the project be devoted to B-4 Planned Business Districts and that no more than 50 percent of the gross area of the project located in a single-family district be devoted to multiple-family dwellings.
f.
That sufficient area is reserved for recreation and educational facilities to meet the needs of the anticipated population, or as designated in the Comprehensive Plan.
g.
That property adjacent to the area included in the plan will not be adversely affected and to this end the Plan Commission may require, in the absence of an appropriate physical barrier, that uses of least intensity or a buffer of open space or screening be arranged along the borders of the project.
h.
That the plan is consistent with the intent and purposes of this Ordinance to promote public health, safety, morals and general welfare.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 8 BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY ISSUANCE.
If the City Council approves the plans, building permits and certificates of occupancy may be issued, even though the use of the land and the location and height of buildings to be erected in the area and the yards and open space contemplated by the plan do not conform in all respects to the district regulations of the district in which it is located.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 9 SPECIAL USES GRANTED SHALL BE ACTED UPON; FAILURE.
All special uses granted by the City Council for use in any zone shall be acted upon by the proponent within 12 months after the date of approval by the City Council. If the proponent fails to do so within such time, then such permit shall be automatically canceled and an application for a new special permit shall be obtained in accordance with this Ordinance.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 10 EXISTING USES.
All special uses as contained in the official ordinance books of the City of Pittsburg are hereby adopted according to the tenor of the ordinances adopting the same. Provided, however, nothing herein shall be construed to extend any special use beyond the term contained upon the face of the ordinance granting same, from the date that such ordinance was enacted.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 11 TEMPORARY USE PERMIT.
The city manager may grant a Temporary Use Permit for charitable bazaars, carnivals, religious revivals, construction offices, temporary recreational facilities, Christmas tree lots, tent sales, and similar uses, provided that the use complies with regulations governing area, parking, signs, sanitation requirements, etc., for the area and does not constitute a nuisance for adjacent properties.
The above permit may be granted for a specified duration of time, not to exceed sixty days, and may be renewable for one (1) sixty-day period thereafter for an annual total of no more than 120 days. Said total may be consecutive days or total days in a twelve (12) month period.
(Ordinance 551B adopted 8/9/99; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 12 GARAGE SALES.
A garage sale is a sale of personal property conducted within a residential zone.
a.
Only those garage sales in compliance with these regulations are permitted in a residential zone. Any other attempted sale is prohibited in those zones.
b.
No Commercial Sales.
No sale requiring a sales tax permit is authorized by this paragraph.
c.
Number Per Year.
No more than one garage sale may be conducted from any residence during any consecutive six-month period.
d.
Length of Sale.
No garage sale may continue for more than three days.
e.
Off-premises outdoor advertising for garage sales is not allowed.
(Ordinance 550 adopted –/–/–; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 13 HOME OCCUPATION SIGNS.
a.
One (1) home occupation sign, not to exceed one (1) square foot in area, identifying a legal home occupation, shall be allowed to be affixed to the building or structure. Only one (1) sign shall be allowed per lot.
b.
Sign must reflect the architectural character of the neighborhood and shall contain only the name of the business and the owner. A sketch of the proposed sign shall be submitted to the Planning and Zoning Commission along with the Special Use Permit application.
c.
Sign shall be unlighted, attached flush to an exterior wall of the building or structure and shall not project above the roof line.
(Ordinance 641-02 adopted 10/14/02; Ordinance 940-22 adopted 6/13/2022; Ordinance 958-23 adopted 1/9/2023)
§ 14 VEHICLE STORAGE FACILITY SPECIAL USE PERMIT
a.
Purpose:
1.
The establishment of Vehicle Storage Facilities can strengthen the economic base of Pittsburg, as well as provide additional services for the community while protecting the general business districts.
2.
For the purpose of obtaining a special use permit, a Vehicle Storage Facility (VSF) is defined as any facility or establishment for storing or parking wrecked, inoperable, or operable vehicles, out of ordinary public.
3.
The regulations outlined in this section apply to the permitted establishment of a Vehicle Storage Facility in B2 or M1 zones.
4.
A vehicle storage facility located in M2 is not required to have a special permit, but is required to follow the regulations outlined in Section XX, M-2 Heavy Industrial District.
5.
Must adhere to all State laws and requirements for Vehicle Storage Facilities.
b.
Location and site regulations for vehicle storage facility, also known as "VSF":
Vehicle Storage Facilities (VSF) shall be subject to the following general conditions:
1.
Location:
i.
A VSF permitted in B2 or M1 must have a primary permitted business allowed in B2 or M1, respectively, with an established primary building that meets the current city building code. VSF will not be considered or permitted without a primary business that meets the regulations set forth within the City Code of Ordinances.
ii.
A VSF will not be allowed to be established on the road frontage and must be located behind the established primary/companion business and not project into the side or front yards of the companion business.
iii.
A VSF may not be located within 1,000 feet of another VSF.
iv.
A VSF enclosed area for the storage of vehicles shall have a maximum size of one acre.
v.
Fencing, entrance, exits, signage:
a)
Required fencing shall be presented for approval before erection and must utilize materials that are manufactured for fencing.
b)
The VSF area of the premises where vehicles are kept (other than indoors) shall be enclosed, except for entrances and exits, with a solid vertical wall or fence of a minimum height of seven feet constructed of approved fencing materials.
c)
Entrances and exits shall not be wider or more numerous than reasonably necessary for the conduct of the licensed business and/or emergency vehicles.
d)
The colors of the fencing must be approved.
e)
Entrances and exits must be gated with solid material so vehicles cannot be seen from the ordinary public view, and must be locked when not in use.
f)
Fence, landscaping, and any property around fencing must be kept in good condition, following all city ordinances
g)
No signage allowed on the outside of the fencing (unless required by state or federal statute)
h)
Must have approved landscaping occupying at least 50% of the width of the fencing visible to the road frontage
i)
State-required signage for a VSF is the only allowed signage for a permitted VSF. Any additional signage will be for the primary business and will be required to meet the signage regulations of the city.
j)
All signage must be professionally manufactured; hand-painted signs, stenciled lettering, and unfinished wood or metal are not permitted.
vi.
A VSF shall at all times be maintained in a sanitary and safe condition:
a)
No water shall be allowed to stand in any area on the premises in a manner that could serve as a breeding ground for mosquitoes or other insects.
b)
Weeds and vegetation on the property, other than trees or designated landscaping, shall be maintained at a height no greater than six inches.
c)
Gasoline and oil shall be removed from vehicles on the premises.
d)
Proper pest prevention measures shall be implemented, including but not limited to control of rodents, snakes, insects, and other animals.
e)
Each storage area shall be illuminated with no fewer than two mercury vapor lights to ensure the entire outdoor area is well-lit.
f)
All turning points must have an adequate radius for the safe towing of vehicles
g)
Must accommodate a safe flow of vehicles with all ingress and egress from the primary business to the VSF, never blocking required access for emergency vehicles.
h)
Must provide a separate area for any EV (electronic vehicles). EV area must have at least 50 feet of clearance from all other gas-powered vehicles or structures of any kind for fire prevention safety. EV cars must have at least 10 feet between each vehicle or use 900 square feet per vehicle to calculate appropriate space.
i)
Must have a Knox Box® placed in a desired location by the Fire Marshal and available 24/7 to the fire department to the fire department.
2.
Operations:
i.
VSF will have a maximum number of 60 cars in the storage area with a maximum lot size of one acre.
ii.
A request for a VSF on a lot smaller than one acre will determine the maximum number of vehicles by using the calculation of 728 square feet per vehicle.
iii.
Vehicle storage: A storage area of adequate size that will safely accommodate vehicles, with single stacks, single row, and a minimum of a 20-foot perimeter inside the fencing.
a)
Vehicles are stored not less than two feet apart on sides, twenty (20) feet apart in front or back while within the storage area, and arranged so that they may be promptly and safely inspected or removed upon request as provided for herein.
b)
Vehicles may not be projected or seen by the ordinary public view over the top of the required fencing.
c)
Vehicles shall not be stored for longer than 90 days at VSF.
iv.
The operator of a VSF shall keep a list of all vehicles and the date they were received. This list shall be provided to city inspectors upon request.
v.
City inspectors will conduct multiple inspections per year.
vi.
Vehicles shall not be crushed or dismantled.
vii.
No junk/scrap of any character shall be allowed on the premises.
viii.
No business that would typically be conducted at a Junk/Salvage/Scrap Yard is allowed at a VSF, including but not limited to selling vehicle parts.
ix.
No business that would generally be considered a used car lot is allowed at a VSF
x.
Only one business entity can store vehicles in a VSF. Cannot sublease space for the storage of vehicles.
c.
VFS special use application and requirements:
1.
Special Use Permit for Vehicle Storage Facilities must be renewed annually in January. The fee will be prorated if acquired less than six months prior to the renewal period.
2.
The Applicant for the special use permit and the city must sign a Usage Agreement contract, which outlines the terms and conditions of the special use permit.
3.
Each application for a VSF Special Use Permit shall contain at a minimum:
i.
Any documentation deemed necessary by the City Manager.
ii.
Letter from applicant explaining why requesting Special Use Permit.
iii.
A professional Survey of the property.
iv.
A Civil Engineer Site Plan.
a)
Layout of the property.
b)
Location of Primary business.
c)
Primary Business hard surface fire lanes, parking spaces, and dimensions.
d)
Ingress, egress, and flow of vehicles from the primary business to the proposed VSF.
e)
Primary Business signage.
f)
Location and dimensions of the intended VSF.
g)
Fencing location.
h)
Fencing and gate material and color.
i)
Location and width of gates.
j)
Location and details of landscaping.
k)
Location and type of lighting.
l)
Details of the surface within the VSF.
m)
Proposed signage.
n)
All Adjacent property owners, including business type.
o)
Placement and dimensions of vehicle spaces.
p)
20 foot perimeter within the enclosed fenced area.
q)
Placement and dimensions of rows of access in between vehicles within the enclosed space.
r)
Turning radius.
d.
Approval and denial of a permit:
1.
Upon receipt of the submitted Special Use Application for a Vehicle Storage Facility and all required documentation, the city will move forward with the process for a Special Use Permit. The process includes public notice to all property owners within the general area of the proposed location of the VSF and a public notice in the local newspaper informing the public of the proposed use for the property and the date of a public hearing.
2.
After a Public Hearing and review of all information submitted, if, in the opinion of the Planning and Zoning Commission, the application for a Special Use Permit meets the intent of this ordinance and will not have a significant negative impact on the surrounding area, then the Planning and Zoning Commission shall provide a recommendation to the City Council.
3.
If, after review of data and a Public Hearing, the Planning and Zoning Commission feels that the proposed application:
i.
Is not compatible with land use as submitted; or
ii.
Substantially increase traffic hazards or congestion;
iii.
Will have a substantial negative impact on the character of the area; or
iv.
When considered in conjunction with previous Special Use Permits issued, the cumulative effect of the special uses will not be compatible with the area setting; or
v.
Is not in the best interest or general warfare [welfare] of the adjacent property owners, businesses or citizens of Pittsburg; or
vi.
Overtax public utilities.
4.
If these problems cannot be resolved by attaching special conditions; therefor, the application shall be denied.
e.
Violations, penalties, and enforcement:
1.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this Ordinance shall be fined not more than $500.00 for each offense. Each day that a violation is permitted to exist shall constitute a separate offense.
2.
It shall be the duty of the City Manager or his designee to see that the Ordinance is enforced through the proper legal channels. Appeals from the decision under this Ordinance Inspector may be made to the Board of Adjustment, as provided by Section XXX.
3.
See Section XXVI for full details.
(Ordinance 1043-25 adopted 10/20/2025)