St Paul City Zoning Code

This district is composed of certain quiet, low-density areas plus certain open areas where similar residential development appears likely to occur. The regulations for this district are designed to stabilize and protect the essential characteristics of the district, to promote and encourage a suitable environment for family life where there are children, and to prohibit all activities of a non-residential commercial nature. To these ends, development is limited to low concentration; and permitted uses are limited basically to single-unit dwellings providing homes for the residents plus certain additional uses, such as schools, parks, churches, and certain public facilities that serve the residents of the district.

In Residential District R-l, structures to be erected or land to be used shall be for one (1) or more of the following uses:

(a)

Home Gardens.

(b)

Single-family dwellings; conventional, site-built, or modular single unit construction only.

(c)

Convalescent home, nursing home or home for the aged, with a Special Use Permit.

(d)

Family care home, foster home, or group home, with a Special Use Permit.

(e)

Schools, public and private.

(f)

Churches and other religious institutions, including parish houses and parsonages.

(g)

Parks and playgrounds.

(h)

Home occupations as defined, with a Special Use Permit.

(i)

Off-street parking as required by this ordinance.

(j)

Accessory uses and structures permitted as defined; however, garages or other accessory structures such as carports, porches, and stoops attached to the main building shall be considered part of the main building. No accessory use or structure may be closer than three (3) feet to any property line.

(k)

Public Utilities; poles, distribution lines, distribution transformers, pipes, meters and other facilities necessary for the provision and maintenance of public utilities, including water and sewerage facilities, telephone lines, booths and other communication facilities, and street lighting. Transmission lines, transmission towers, and electrical substations are not deemed necessary facilities under this section, and these require a Special Use Permit.

(l)

Yard sales and garage sales for the disposal of personal property.

(m)

Nursery schools, kindergartens, child care centers, day nursery or day care centers.

For lots containing or intended to contain a single permitted use served by public water and sewer, the minimum lot area shall be ten thousand (10,000) square feet.

For lots containing or intended to contain a single permitted use served by public or individual sewage disposal, the minimum lot area shall be twenty thousand (20,000) square feet. The required area for any such use shall be approved by the health official. The Administrator may require a greater area if considered necessary by the health official.

For lots containing or intended to contain a single permitted use served by individual water and sewerage systems, the minimum lot area shall be thirty thousand (30,000) square feet. The required area for any such use shall be approved by the health official. The Administrator may require a greater area if considered necessary by the health official.

Structures shall be located twenty-five (25) feet or more from any street right-of-way which is fifty (50) feet or greater in width, or fifty (50) feet or more from the center of any street right-of-way less than fifty (50) feet in width. This shall be known as the "setback line."

For permitted uses the minimum lot width at the setback line shall be seventy-five (75) feet.

The minimum side yard for each main structure shall be ten (10) feet.

Each main structure shall have a minimum rear yard of twenty-five (25) feet.

Buildings may be erected up to thirty-five (35) feet in height from grade except that:

The height limit for structures may be increased up to forty-five (45) feet and up to three (3) stories provided each side yard is ten (10) feet, plus one (1) foot of side yard for each additional foot of building height over thirty-five (35) feet.

Church spires, belfries, cupolas, monuments, municipal water towers, chimneys, flues, flag poles, television antennae, and radio aerials are exempt. Parapet walls may be up to four (4) feet above the height of the building on which the walls rest. Satellite dishes shall be placed in the rear yard.

No accessory structure which is within twenty (20) feet of an adjoining owner lot line shall be no more than one story high. All accessory structures shall be of less height than the main building on the lot.

Off-street parking and loading standards and space requirements for particular uses are contained in Section 24.8.

Of the two (2) sides of a corner lot, the front shall be deemed to be the shorter of the two (2) sides fronting on streets.

The side yard on the side facing the side street shall be twenty (20) feet or more for both main and accessory buildings.

This district is composed of certain quiet, medium-density areas plus certain open areas where similar residential development appears likely to occur. The regulations for this district are designed to stabilize and protect the essential characteristics of the district, to promote and encourage a suitable environment for family life where there are children, and to prohibit all activities of a non-residential commercial nature. To these ends, development is limited to moderate concentration; and permitted uses are limited basically to dwellings providing homes for the residents plus certain public facilities that serve the residents of the district.

In Residential District R-2, structures to be erected or land to be used shall be for one (1) or more of the following uses:

(a)

Agriculture and home gardens.

(b)

Apartments, with a Use Permit.

(c)

Boarding houses.

(d)

Single-family dwellings; conventional, site-built, single unit construction or modular housing as defined.

(e)

Two-family duplexes and multiple-family dwellings.

(f)

Family care home, foster home or group home.

(g)

Cemeteries, with a Use Permit.

(h)

Churches and other religious institutions, including parish houses and parsonages.

(i)

Convalescent homes, nursing homes or homes for the aged.

(j)

Home occupations as defined.

(k)

Off-street parking as required by this ordinance.

(l)

Accessory uses and structures permitted as defined; however, garages or other accessory structures such as carports, porches and stoops attached to the main building shall be considered part of the main building. No accessory use or structure may be closer than three (3) feet to any property line.

(m)

Public Utilities: poles, distribution lines, distribution transformers, pipes, meters, and other facilities necessary for the provision and maintenance of public utilities, including water and sewerage facilities, telephone lines, booths and other communication facilities, and street lighting. Transmission lines, transmission towers, and electrical substations are not deemed necessary facilities under this section, and these require a Special Use Permit.

(n)

Signage as provided for in the ordinance.

(o)

Yard sales and garage sales for the disposal of personal property.

(p)

Nursery schools, kindergartens, child care centers, day nursery or day care centers.

(q)

Government offices, with a Special Use Permit.

(r)

Double-wide housing as defined.

For lots containing or intended to contain a single permitted use served by public water and sewer, the minimum lot area shall be seventy-five hundred (7,500) square feet.

For lots containing or intended to contain a single permitted use served by public or individual water but having individual sewerage disposal, the minimum lot area shall be twenty thousand (20,000) square feet. The required area for any such use shall be approved by the Health Official. The Administrator may require a greater area if considered necessary by the Health Official.

For lots containing or intended to contain a single permitted use served by individual water and sewerage systems, the minimum lot area shall be thirty thousand (30,000) square feet. The required area for any such use shall be approved by the Health Official. The Administrator may require a greater area if considered necessary by the Health Official.

Structures shall be located twenty-five (25) feet or more from any street right-of-way which is fifty (50) feet or greater in width, or fifty (50) feet or more from the center of any street right-of-way less than fifty (50) feet in width. This shall be known as the "setback line."

For permitted uses the minimum lot width at the setback line shall be sixty (60) feet.

The minimum side yard for each main structure shall be ten (10) feet.

Each main structure shall have a minimum rear yard of twenty-five (25) feet.

Buildings may be erected up to thirty-five (35) feet in height from grade except that:

101.6.1.

The height limit for structures may be increased up to forty-five (45) feet and up to three (3) stories provided each side yard is ten (10) feet, plus one (1) foot of side yard for each additional foot of building height over thirty-five (35) feet.

101.6.2.

Church spires, belfries, cupolas, monuments, municipal water towers, chimneys, flues, flag poles, television antennae, and radio aerials are exempt. Parapet walls may be up to four (4) feet above the height of the building on which the walls rest. Satellite dishes shall be placed in the rear yard.

101.6.3.

No accessory structure which is within twenty (20) feet of an adjoining owner lot line shall be more than one story high. All accessory structures shall be of less height than the main building on the lot.

101.6.4.

Off-street parking and loading standards and space requirements for particular uses are found in parking requirements.

Of the two (2) sides of a corner lot, the front shall be deemed to be the shorter of the two (2) sides fronting on streets.

The side yard on the side facing the side street shall be twenty (20) feet or more for both main and accessory buildings.

The purpose of this district is to provide for manufactured housing at moderate low-densities in subdivisions or park developments together with such churches, recreational facilities, public uses, and accessory uses as may be necessary or are normally compatible with residential surroundings. Agricultural and open uses are permitted, but in general, urbanization is planned and utilities and public services exist or are planned which will be adequate for the type or types of development contemplated.

A building or land shall be used for the following purposes:

(a)

Single-family dwellings, conventional, site-built, single unit construction, modular housing as defined, or double-wide housing as defined.

(b)

Manufactured and/or modular housing. No more than three (3) manufactured housing units may be placed on lots with adjoining property lines except as allowed in this ordinance. Property separated only by streets, roads and other rights-of-way shall be considered adjoining properties for the purpose of this section. Four (4) or more manufactured housing units shall constitute a manufactured housing park.

(c)

Manufactured housing parks subject to the design standards of this section.

(d)

Cemeteries with a Special Use Permit.

(e)

Churches and other religious institutions, with parish houses and parsonages.

(f)

Convalescent homes, nursing homes or homes for the aged with a Special Use Permit.

(g)

Family care homes, foster homes or group homes with a Special Use Permit.

(h)

Public utilities: poles, distribution lines, distribution transformers, pipes, meters, and other facilities necessary for the provision and maintenance of public utilities, including water and sewerage facilities, telephone lines, booths and other communication facilities, and street lighting. Transmission lines, transmission towers, and electrical substations are deemed necessary facilities under this section, and these require a Special Use Permit.

(i)

Home occupations as defined.

(j)

Nursery schools, kindergartens, child care centers, day nursery, or day care centers.

(k)

Radio or television transmission or receiving tower.

(l)

Signage as provided in this ordinance.

(m)

Agriculture.

(n)

Yard sale or garage sale for disposal of personal property.

(o)

Accessory uses and structures permitted as defined; however, garages or other accessory structures such as carports, porches and stoops attached to the main building shall be considered part of the main building. No accessory use or structure may be closer than three (3) feet to any property line.

For lots containing or intended to contain a single permitted use served by public water and sewer, the minimum lot area shall be six thousand (6,000) square feet, with a minimum lot width of fifty (50) feet and a minimum lot depth of one hundred (100) feet.

For lots containing or intended to contain a single permitted use served by public water but having individual sewerage disposal, the minimum lot width of one hundred (100) feet and minimum lot depth of one hundred fifty (150) feet.

For lots containing or intended to contain a single permitted use served by individual water and sewerage systems, the minimum lot area shall be thirty thousand (30,000) square feet, with a minimum lot width of one hundred fifty (150) feet, and minimum lot depth of two hundred (200) feet. The required area for any such use shall be approved by the health official. The Administrator may require a greater area if considered necessary by the health official.

Structures shall be located twenty (20) feet or more from any street right-of-way which is fifty (50) feet or greater in width, or sixty (60) feet or more from the center of any street right-of-way less than fifty (50) feet in width. This shall be known as the "setback line".

The minimum side yard for each main structure shall be seven (7) feet. Each main structure shall have a minimum rear yard of twenty (20) feet.

The following provisions apply to the creation and expansion of manufactured housing parks.

(a)

The park shall contain not less than two contiguous acres and shall be under single ownership or control, except that minimum area may be one acre where the proposed park is to be located adjacent to an existing manufactured housing park containing an area of one acre or more.

(b)

The minimum width and minimum depth for a manufactured housing park shall be 200 feet.

(c)

A portion of a manufactured housing park consisting of not more than 25 percent of the area of the park may be designated for temporary parking of boats or other recreational vehicles for storage purposes.

(d)

The overall density of the manufactured housing park shall not exceed seven (7) units per gross acre and the net density of any particular acre within such park, whether used for manufactured housing or storage, shall not exceed ten (10) units per acre. Land subject to flooding or otherwise unsuitable for residential use shall be excluded from density computations.

(e)

Manufactured and/or modular housing units shall be placed no closer than fifteen (15) feet from any property line or manufactured housing site line, and none shall occupy more than twenty-five (25%) percent of the area of the site on which it is situated. A minimum of thirty (30) feet shall be maintained between manufactured and/or modular housing units. The minimum width for each site shall be 2.5 times the width of the manufactured and/or modular housing unit, or fifty (50) feet, whichever is greater. Minimum site widths shall be measured at right angles to the long axis of the site at the setback line or rear of the parking stand, whichever is less. No more than one manufactured and/or modular housing unit shall be parked on any one site and no manufactured housing sites shall be offered for sale or sold. Once established, no manufactured housing park shall be subdivided. Minimum site area for travel trailer or camper sites shall be 2,000 square feet.

(f)

The manufactured housing park shall comply with all sanitary and other requirements prescribed by law or regulations. Each manufactured housing site shall be provided with individual water and sewer connections to central sewer and water systems designed to serve the entire manufactured housing park.

(g)

The park owners shall provide at least two (2) refuse containers of the type and size prescribed by the Administrator or each manufactured and/or modular housing unit located in the park. A central refuse collection enclosure shall be placed in a location prescribed by the Administrator for disposal and collection of park refuse. One (1) such enclosure is required for each seven (7) manufactured and/or modular housing units. The enclosure shall be completely screened from view with a latching gate.

(h)

Each manufactured housing site shall be provided with electrical outlets installed in accordance with applicable Codes and ordinances.

(i)

No manufactured and/or modular housing units shall be parked closer than 50 feet from a public street or road, 10 feet from an interior access drive, or 15 feet from any other accessory building.

(j)

Access to the manufactured housing park shall not be from a public street or road having less than a forty (40) foot wide right-of-way. Number and location of access drives shall be controlled for traffic safety and protection of surrounding properties, and no manufactured housing space shall be designed for direct access to a street outside the boundaries of the park. Interior access drives shall be properly lighted at 250 foot intervals and at least 50 feet in width, hard surfaced and curbed and maintained at least 20 feet in width in accord with applicable Town specifications. Turning radius at the end of a cul-de-sac shall be a minimum of 35 feet.

(k)

At least two (2) off-street hard-surfaced parking spaces shall be provided on each manufactured housing site, and in addition one off-street parking space shall be provided per manufactured and/or modular housing unit in other locations convenient to groups of homes. Additional parking area shall be designated for accessory storage of boats, boat trailers, or other recreational vehicles. No parking shall be permitted on the street.

(l)

The topography of the site shall be such as to facilitate drainage and adequate drainage facilities shall be provided.

(m)

The overall design shall evidence a reasonable effort to preserve the natural amenities of the site, particularly mature trees.

(n)

Each manufactured housing park shall provide not less than one multiple purpose developed recreational area of at least 2,500 square feet in area for the use of occupants of the park.

(o)

Any part of the manufactured housing park not used for buildings or other structures, off-street parking, recreational uses, drives and pedestrian walks, garbage and trash collection stations or other uses shall be planted with appropriate ground cover, trees, flowers, shrub and grass lawns, all of which shall be properly maintained. Where no trees exist, at least two shade trees shall be planted and properly maintained on each manufactured unit site. The area of the park which abuts any public street or road or any other developed property shall be planted in row trees, hedges or other shrubbery sufficient to afford privacy to the park occupants and adjoining property owners. The owner(s) of the park shall at all times maintain these plantings in good order and appearance. Such plantings shall provide cover at least five (5) feet from grade.

(p)

The park owner shall require and the unit owner shall insure that open space beneath each manufactured and/or modular housing unit shall be skirted with approved material in accordance with the requirements of the Administrator.

(q)

Corners for each manufactured housing site shall be clearly defined by permanent ground markers corresponding to the approved site plan.

(r)

No manufactured housing park existing at the effective date of these regulations shall be enlarged or extended unless the enlargement area is in compliance with all requirements for a new manufactured housing park. Manufactured and/or modular housing units may be added within the established boundaries of an existing manufactured housing park so long as the overall density within said boundaries does not exceed seven (7) units per gross acre.

(s)

Buildings and uses not related to the manufactured housing park, but located within the park boundary, shall comply with the provisions of this ordinance inclusive.

(t)

A site plan of the proposed park shall be submitted for review and approval to the Administrator. The Administrator shall submit said plan to the council for its recommendations.

Of the two sides of a comer lot the front shall be deemed to be the shorter of the two sides fronting on streets.

The side yard on the side facing the side street shall be at least 20 feet for both main and accessory structures.

Buildings may be erected up to 35 feet in height from grade except that:

The height limit for dwellings may be increased up to 45 feet and up to three stories provided there are two side yards for each permitted use each of which is at least 15 feet plus one foot or more for each side yard for each additional foot of building height over 35 feet.

Church spires, belfries, cupolas, monuments, water towers, chimneys, flues, and flag poles, television antennae and radio aerials, are exempt from height regulations. Parapet walls may be up to four feet above the height of the building on which the walls rest. Satellite dishes shall be placed in the rear yard.

No accessory structure which is within 20 feet of any adjoining owner lot line shall be more than one story high. All accessory structures shall be of less height than that of the main buildings on the lot.

Off-street parking and loading standards and space requirements for particular uses are herein contained.

Travel Business District C-1 is intended to encompass the traveler and automobile services area adjacent to Route 58.

In Travel Business District C-1, structures to be erected or land to be used shall be used for uses such as the following:

(1)

Accessory storage buildings (there shall be no permanent open air storage/display outside of the principal structure unless the display is under the cover of a canopy).

(2)

Automobile service stations: All appliances for dispensing gasoline installed outside of enclosed buildings shall be located not less than twenty-five feet from the street line, and all such appliances shall be installed and maintained in such location as to prevent any part of vehicles being serviced from standing on the street, alley or sidewalk area.

(3)

Automobile and truck sales (with services and repairs under cover).

(4)

Retail and convenience stores.

(5)

Fast food restaurants.

(6)

Fences.

(7)

Hotels, motels.

(8)

Laundries, Laundromats and dry cleaners.

(9)

Machinery sales and services (with services and repairs under cover).

(10)

Magazine and newsstands.

(11)

Office buildings.

(12)

Off-street parking.

(13)

Professional and public offices

(14)

Public garages.

(15)

Public utilities; including poles, underground lines, distribution transformers, pipes, meters, and other facilities necessary for the provision and maintenance of public utilities, including water and sewerage systems, electrical systems, telephone, cable television, and street lights to serve inhabitants of the town.

(16)

Radio or television broadcasting stations, studios or offices.

(17)

Recreation centers.

(18)

Restaurants.

(19)

Shoe repair shops.

(20)

Signs.

(21)

Theaters, assembly halls.

(22)

Variety stores.

(23)

Video stores.

(24)

Wearing apparel stores.

(25)

The following uses are permitted by special use permits only:

(a)

Shopping centers.

None.

None, except that any residential use in this district shall be located twenty feet from any street or highway right-of-way; however, no residential use shall be required to set back more than the average of the two buildings on either side of such use.

No requirement, except that should a side or rear yard be adjacent to a residential district, the minimum side or rear yard shall be twenty feet.

(a)

Buildings may be erected up to thirty-five feet in height from grade.

(b)

Cupolas, monuments, cooling towers, municipal water towers, chimneys, flues, flagpoles, private unlicensed residential television antennae and radio aerials are exempt. Parapet walls may be up to four feet above the height of the building on which the walls rest.

Buildings or groups of buildings with their accessory structures may cover up to, but not more than, thirty-five percent of the area of the lot.

(a)

Before a zoning permit shall be issued or construction begun on any permitted use in this district, detailed site plans indicating compliance with the provisions of this chapter and in sufficient detail to show the operations and processes shall be submitted to the zoning administrator for study.

(b)

Permitted uses shall be conducted wholly within a completely enclosed building or within an area enclosed on all sides by structures such as, but not limited to, a solid masonry wall, a uniformly painted solid board fence, or an adequate evergreen hedge. Public utilities and signs requiring natural air circulation, unobstructed view, or other technical consideration necessary for proper operation may be exempt from this provision. This exception does not include storing of any materials.

(c)

Landscaping shall be required within any yard area when adjacent to a residential district. The plans and execution must take into consideration traffic hazards. Landscaping shall be permitted up to a height of three feet within twenty feet from the corner of any intersecting streets.

If the parcel of land is less than one acre, all main buildings erected on the parcel shall be designed so as to have the main entrance face a publicly dedicated street, provided the parcel borders a publicly dedicated street. Corner lots may face any of the public streets which border the property.

The Community Business District C-2 is intended to provide small business areas to serve the surrounding residential neighborhoods while preserving the essential residential and historical character of this area. Such uses and business activities permitted in this district shall ensure that there is compatibility with surrounding residential neighborhoods, and shall have a minimum visual impact by preserving the historic and residential characteristics of the town. Uses permitted shall consist primarily of retailing, personal service, and office uses carried on inside, primarily during daytime hours, and not frequented by trucks other than deliveries. Outside displays and storage, congregation of people, outside business activities, extensive visible parking facilities, and offensive lighting, noise and odors are discouraged.

In Community Business District C-2, structures to be erected or land to be used shall be used for uses that are appropriate to the existing historic structures and landscape such as the following:

(1)

Bakeries, where products are sold at retail on the premises.

(2)

Banks.

(3)

Barber and beauty shops.

(4)

Family game and billiard parlors.

(5)

Book stores.

(6)

Cab stands and bus stops for the pickup and discharge of passengers.

(7)

Churches.

(8)

Church bulletin boards and identification signs.

(9)

Drugstores.

(10)

Service clubs and lodges.

(11)

Funeral homes.

(12)

Furniture stores.

(13)

Gift, record, tobacco, and specialty shops.

(14)

Small neighborhood grocery stores.

(15)

Hardware stores.

(16)

Bed and breakfasts, and inns.

(17)

Household appliance sales and services.

(18)

Laundries, laundromats, and dry cleaners.

(19)

Libraries.

(20)

Small machinery sales and services (with services and repairs within structures).

(21)

Museums and interpretive centers.

(22)

Office supply and equipment.

(23)

Off-street parking.

(24)

Plumbing and electrical supply (with storage within structures).

(25)

Professional and public offices.

(26)

Public utilities; including poles, underground lines, distribution transformers, pipes, meters, and other facilities necessary for the provision and maintenance of public utilities, including water and sewerage systems, electrical systems, telephone, cable television, and street lights to serve inhabitants of the town.

(27)

Radio or television broadcasting stations, studios or offices.

(28)

Recreation centers.

(29)

Restaurants (not including restaurants with drive-thru service).

(30)

Signs, with the exception of neon and neon alternative based signs.

(31)

Wearing apparel stores.

(32)

The following new uses are permitted by special use permits only:

(a)

Single-unit and multiple-unit apartments on the upper floors and at the rear of a building used for commercial purposes in the Business C-2 District.

(33)

Existing single-family dwellings used for residential purposes in the Business District may remain as proper permitted uses without a special use permit or variance.

(Ord. of 6-9-2025)

(a)

Building setbacks shall align with the existing setback of adjacent buildings on either side. Where the setbacks of such buildings differ, the setback of either existing building or a point in between may be selected in the historic district provided it is consistent with maintaining the character of the historic streetscape as recommended and approved by the Town Council.

(b)

Building setbacks on streets shall be twenty feet from the street right-of-way.

All lots shall have the minimum required frontage. No flag lots shall be permitted.

(a)

The minimum side yard shall be five feet.

(b)

Should a side or rear yard be adjacent to a residential district, the minimum side or rear yard shall be twenty feet.

(a)

Buildings may be erected up to the average height of adjacent buildings on the block or a maximum of thirty-five feet in height from grade.

(b)

Church spires, belfries, cupolas, monuments, cooling towers, municipal water towers, chimneys, flues, flagpoles, private unlicensed residential television antennae and radio aerials are exempt. Parapet walls may be up to four feet above the height of the building on which the walls rest.

(a)

Buildings or groups of buildings with their accessory structures may cover up to, but not more than, twenty-five percent of the area of the lot.

(b)

Total lot coverage by impervious and all-weather surfaces, including buildings, structures, paving and other similar surfaces, may be up to, but not more than, sixty percent of the area of the lot.

(a)

Before a zoning permit shall be issued or construction begun on any permitted use in this district, detailed site plans indicating compliance with the provisions of this chapter and in sufficient detail to show the operations and processes shall be submitted to the zoning administrator for study.

(b)

Permitted uses shall be conducted wholly within a completely enclosed building or within an area enclosed on all sides by structures such as, but not limited to, a solid masonry wall, a uniformly painted solid board fence, or an adequate evergreen hedge. Public utilities and signs requiring natural air circulation, unobstructed view, or other technical consideration necessary for proper operation may be exempt from this provision. This exception does not include storing of any materials.

(c)

Landscaping shall be required within any yard area and in any area not covered by buildings or paving. The plans and execution must take into consideration traffic hazards. Landscaping shall be permitted up to a height of three feet and to within twenty feet from the corner of any intersecting streets.

(d)

Sufficient area shall be provided:

(1)

To adequately screen permitted uses from adjacent business and residential districts; and

(2)

For off-street parking of vehicles incidental to the establishment, its employees and clients.

Historic Business District C-3 is intended to encompass the major retailing area and to provide for the orderly expansion of the business in the town in a manner consistent with the goal of promoting the appropriate reuse of existing historic buildings and reinforcing the historic character of the town. Historic Business District C-3 should provide a framework for a strong business community, in which each business can enhance other businesses and where amenities and services appropriate to the successful adaptive reuse of existing buildings can be provided.

In Historic Business District C-3, structures to be erected or land to be used shall be used for uses that are appropriate to the existing historic structures and landscape such as the following:

(1)

All C-2 Business District uses.

(2)

Accessory residential apartments for business owners or managers of the business.

(3)

Home occupations.

(4)

Retail business or service establishments, except those located entirely within a building, such as: barber and beauty shops, clothing apparel and shoe stores, laundry services, hardware, furniture or appliance services, florists, drugstores, bakeries and confectionery shops.

(5)

Antique shops.

(6)

Apparel and shoe alteration and repair shops.

(7)

Art and photographic shops.

(8)

Auto and truck parts stores.

(9)

Business and professional offices.

(10)

Banks, financial institutions and real estate offices.

(11)

Food and convenience stores, without fuel sales.

(12)

Day care centers and nurseries.

(Ord. of 6-09-2025)

Pursuant to the purposes of this ordinance, the intent of the I-1 Heavy Industrial District is to provide appropriate locations for heavy industrial and manufacturing uses, as well as related service, support and business uses, which are not appropriately situated in the Light Industrial District and which may result in greater amounts of smoke, noise, odor or dust than typically associated with uses permitted in light industrial and business districts. The I-1 District is intended to accommodate those uses which, although not generally appropriate in other districts or in close proximity to residential, business or other industrial areas, are potentially beneficial to the economic well-being of the county, provide desirable employment opportunities, enhance economic development potential and enlarge the tax base. The yard, separation, screening, special use and other requirements of the district are designed to promote compatibility of development and to provide protection for other uses and for the community as a whole.

(Ord. of 9-17-2018, § 600.0)

The following uses and structures shall be permitted in the I-1 Heavy Industrial District:

1.

Any use or structure permitted in the I-2 Light Industrial District as set forth in section 601 of this Ordinance.

2.

Asphalt mixing plants.

3.

Boiler shops.

4.

Electric generating plants, provided that a special use permit shall be required as set forth in Article II, Section 1.3 of this Ordinance.

5.

Junkyards and automobile graveyards, provided that a special use permit shall be required as set forth in Article II, Section 1.3 of this Ordinance.

6.

Landfills which are owned and operated by Wise County, provided that a special use permit shall be required as set forth in Article II, Section 1.3 of this Ordinance.

7.

Machine shops with drop hammers or punch presses exceeding forty-ton rated capacity.

8.

Manufacturing, processing or storage of brick, concrete, cement, lime, gypsum, fertilizer or acids, provided that any use involving the manufacturing, processing or storage in bulk of acids, chemicals, explosives, fireworks, matches, petroleum products, fuel oil, propane, fertilizer, or similar items shall be permitted only after issuance of a special use permit as set forth in Article II, Section 1.3 of this Ordinance.

9.

Meat, poultry or fish processing or packaging; stockyards and livestock auction markets; slaughtering operations; fat grease or tallow refining or rendering; tanning, curing or storage of raw hides or skins; provided that a special use permit shall be required as set forth in Article II, Section 1.3 of this Ordinance.

10.

Paper and pulp manufacturing or processing.

11.

Railroad yards and depots.

12.

Sawmills, planing mills and veneer mills.

13.

Wastewater treatment plants, provided that a special use permit shall be required as set forth in Article II, Section 1.3 of this Ordinance.

14.

Wood processing and wood preserving plants.

15.

Accessory uses and structures.

(Ord. of 9-17-2018, § 600.1)

A site plan as set forth in Article II, Section 2 of this Ordinance shall be required for all uses and structures in the I-l Heavy Industrial District, except those uses and structures for which a special use permit is required.

(Ord. of 9-17-2018, § 600.2)

As permitted by Va. Code § 15.2-2280(4), strictly prohibited in this zoning district and within the town limits of Saint Paul are any activities related to mineral extraction and processing including underground mining, surface mining, extraction and removal of coal, stone, gravel, and sand and similar minerals or raw materials and structures and activities accessory thereto, drilling and operation of oil, natural gas and methane gas wells, including well heads, gathering and transmission lines and structures and activities accessory thereto. Any activity not listed above in Section 600.1 under I-l Heavy Industrial is prohibited from occurring within the zoning district of I-l within the town limits of Saint Paul.

(Ord. of 9-17-2018, § 600.3)

The primary purpose of this district is to permit certain industries, which do not in any way detract from residential desirability, to locate in areas adjacent to residential uses. The limitations on (or provisions relating to) height of building, horsepower, heating, flammable liquids or explosives, controlling emission of fumes, odors, and/or noise, landscaping, and the number of persons employed are imposed to protect and foster adjacent residential desirability while permitting industries to locate near a labor supply.

In Industrial District I-2, any structure to be erected or land to be used shall be for one (1) or more of the following uses:

(a)

Assembly of electrical appliances, electronic instruments and devices. Also the manufacture of small electronic components.

(b)

Automobile assembling, painting, upholstering, repairing, rebuilding, reconditioning, body and fender work, truck repairing or overhauling, tire recapping, battery or automotive parts manufacture.

(c)

Blacksmith shop, welding or machine shop, excluding punch presses exceeding forty (40) ton rated capacity and drop hammers.

(d)

Boat building.

(e)

Building material sales yards, plumbing supplies storage, lumber mills.

(f)

Cabinets, furniture, and upholstery shops.

(g)

Coal and wood yards, lumber yards.

(h)

Contractors' equipment storage yards or plants, or rental of equipment commonly used by contractors.

(i)

Junk storage under cover, with a Special Use Permit.

(j)

Laboratories-Pharmaceutical and/or medical.

(k)

Manufacture, compounding, assembling, or treatment of articles of merchandise from the following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair, horn, leather, paper, plastic, precious or semiprecious metals or stones, shell straw, textiles, wood, yarn, and paint.

(l)

Manufacture, compounding, processing, packaging, or treatment of such products as bakery goods, candy, cosmetics, dairy products, drugs, perfumes, pharmaceuticals, perfumed toilet water, toiletries, food products, and ice manufacture.

(m)

Manufacture of musical instruments, toys, novelties, and rubber and metal stamps.

(n)

Manufacture of pottery and figurines or other similar ceramic products, using only previously pulverized clay, and kilns fired only by electricity or gas.

(o)

Monumental stone works.

(p)

Veterinary or dog or cat hospital, kennels.

(q)

Wholesale businesses, storage warehouses.

(r)

Off-street parking as required by this ordinance.

(s)

Public utility generating, booster, or relay stations, transformer substations, transmission lines and towers, and other facilities for the provision and maintenance of public utilities, including railroads and facilities, and water and sewerage installations.

(t)

Signage as provided in this ordinance.

(u)

Activities or uses permitted in District C-2, where differences in the permitted activities or uses occur, the more restrictive shall apply.

(v)

Radio, telephone and television transmission or receiving station or tower; tower more than 100 feet in height to be granted by a Special Use Permit.

Before a building permit shall be issued or construction commenced on any permitted use in this district, or a permit issued for a new use, the plans, in sufficient detail to show the operations and processes, shall be submitted to the Zoning Administrator for study. The Administrator may refer these plans to the Planning Commission for their recommendations. Modification of the plans may be required.

Landscaping may be required within any established or required front setback area. The plans and execution must take into consideration traffic hazards. Landscaping may be permitted up to a height of three (3) feet, and to within fifty (50) feet from the comer of any intersecting streets.

Sufficient area shall be provided (a) to adequately screen permitted uses from adjacent business and residential district and (b) for off-street parking of vehicles incidental to the industry, its employees, and clients.

The Administrator shall act on any application received within sixty (60) days after receiving the application. If formal notice in writing is given to the applicant, the time for action may be extended for a thirty (30) day period. Failure on the part of the Administrator to act on the application within the established time limit shall be deemed to constitute approval of the application.

No area regulations shall apply to this district, except for permitted uses utilizing individual sewage disposal systems; the required area for any such use shall be approved by the health official.

Buildings shall be located ten (10) feet or more from any street right-of-way which is (50) feet or greater in width or thirty-five (35) feet or more from the center line of any street right-of-way less than fifty (50) feet in width, except that signs advertising sale or rent of premises may be erected up to the property line. This shall be known as the "setback line."

For permitted uses, the minimum side or rear yard immediately adjoining or adjacent to a residential district shall be twenty-five (25) feet. This requirement shall not apply where residential districts are separated from commercial districts by a public street or right-of-way having a minimum width of thirty (30) feet.

Buildings may be erected up to a height of thirty-five (35) feet. For buildings over thirty-five (35) feet in height, approval shall be obtained from the Administrator. Chimneys, flues, cooling towers, flag poles, radio or communication towers, or their accessory facilities not normally occupied by workmen are excluded from this limitation. Parapet walls are permitted up to four (4) feet above the limited height of the building on which the walls rest.

Buildings or groups of buildings, with their accessory buildings may cover up to seventy percent (70%) of the area of the lot.

Public Land District regulations govern the location, intensity, and method of development of most publicly owned or publicly maintained land within the Town of St. Paul. Public land uses have been grouped into one (1) zoning classification:

P - Public Land District

The Public Land District is intended to provide for the zoning and common classification of most publicly owned land within the Town of St. Paul. Public land may be zoned within this district or may be allowed within other districts established in this Ordinance depending upon specified use regulations. No privately owned property or structures are allowed within the Public Land District.

Permitted uses of land or buildings, as hereinafter enumerated, shall be permitted in the Public Land District only in accordance with conditions specified. Only those uses specifically listed hereunder shall be considered permitted uses, and no building or lot shall be devoted to any use other than a use permitted hereunder, with the exception of uses lawfully established prior to the effective date of this Ordinance.

1.

Public education and utility uses.

a.

Public elementary schools.

b.

Public Fire Stations.

c.

Public Garages or Parking lots.

d.

Public High Schools.

e.

Public Libraries.

f.

Public Museums.

g.

Public Office Buildings.

h.

Public Parks and Playgrounds.

i.

Public Police Stations.

2.

Recreation and social facilities.

a.

Public Athletic Fields.

b.

Public Camps; day or youth.

c.

Public Auditoriums or Arenas.

3.

Miscellaneous uses.

a.

Publicly owned property and structures used for public purpose.

The Public Land District P-2 (referred to as "PD-2") is established to accommodate the unique land use, recreational, and conservation needs associated with the development and operation of the Clinch River State Park and other land owned by the Commonwealth of Virginia. The district is intended to support outdoor recreational activities, environmental education, and limited accessory uses that complement the park's natural resources while ensuring protection of the Clinch River watershed and surrounding ecosystems. Development within this district shall be consistent with the park's master plan and shall encourage sustainable tourism, environmental stewardship, and public enjoyment of the natural landscape.

(Ord. of 01-12-2026(1))

The following uses are permitted by right in the PD-2 District:

(1)

Public and private outdoor recreation facilities, including hiking, walking, and biking trails.

(2)

Camping areas and associated campground facilities (e.g., bathhouses, picnic shelters, fire rings).

(3)

Archery, bow, and muzzleloader hunting areas, in accordance and in coordination with the Virginia Department of Wildlife Resources regulations and applicable safety zones, where hunting occurs in a tree stand at least 10 feet tall.

(4)

Canoe, kayak, and other non-motorized boating facilities and launches.

(5)

Park visitor centers, educational facilities, and interpretive signage.

(6)

Nature preserves and wildlife observation areas.

(7)

Maintenance, storage, and operations buildings associated with park functions.

(8)

Restrooms and comfort stations.

(9)

Parking areas and access roads related to park uses.

(10)

Temporary events and festivals consistent with park operations.

(11)

Ranger stations and administrative offices.

(12)

Emergency services structures and facilities, including boat ramps for emergency access.

(13)

Overnight cabins, yurts, or other lodging facilities.

(14)

Concession stands, gift shops, or other small-scale retail uses accessory to park operations.

(15)

Educational camps or programs exceeding standard public park programming.

(16)

Special event venues and amphitheaters for public gatherings.

(17)

Utility or communication structures exceeding permitted height limitations.

(18)

Other recreational or educational uses determined to be compatible with the intent of the district.

(Ord. of 01-12-2026(1))

(a)

Environmental Protection: All development within the PD-2 District shall comply with applicable floodplain, stormwater management, erosion and sediment control, and all other environmental regulations.

(b)

Lighting: Outdoor lighting shall be minimized to protect dark skies and wildlife habitats; downward-shielded fixtures shall be used.

(c)

Signage: Signs shall be limited to those necessary for wayfinding, safety, and interpretation.

(d)

Compatibility: All uses and structures shall be designed to complement the natural landscape and character of the park.

(Ord. of 01-12-2026(1))