Strasburg City Zoning Code
MINIMUM DIMENSIONAL
REQUIREMENTS
§ 153.055 BASIC YARD, AREA AND HEIGHT REQUIREMENTS FOR DWELLINGS.
The following schedule establishes minimum yard area and height requirements for dwellings by district.
District | Minimum Lot Width (Feet) | Minimum Lot Area (Square Feet/Unit) | Minimum Yard (Feet) | Maximum Building Height | |||
Front | Rear | Each Side | Stories | Feet | |||
District | Minimum Lot Width (Feet) | Minimum Lot Area (Square Feet/Unit) | Minimum Yard (Feet) | Maximum Building Height | |||
Front | Rear | Each Side | Stories | Feet | |||
R-1 | 90 | 13,500 | 30 | 40 | 10 | 2-1/2 | 35 |
R-2 | |||||||
1-family | 85 | 12,000 | 30 | 30 | 9 | 2-1/2 | 35 |
2-family | 100 | 7,500 | 30 | 30 | 9 | 2-1/2 | 35 |
ASF (more than 2- family) | 100 | 7,000 | 30 | 30 | 9 | 2-1/2 | 35 |
R-3 | |||||||
1-family | 70 | 7,000 | 25 | 25 | 8 | 2-1/2 | 35 |
2-family | 90 | 6,000 | 25 | 25 | 8 | 2-1/2 | 35 |
ASF (more than 2- family) | 100 | 6,000 | 25 | 25 | 8 | 2-1/2 | 35 |
MF (more than 2- family) | 100 | 5,000 | 30 | 30 | 1-story: 8 2-story: 10 3-story: 12 | 3 | 40 |
R-4 Manufactured housing | 60 | 6,000 | ** | ** | ** | ** | ** |
R-R | 100 | 20,000 | 30 | 40 | 15 | 2-1/2 | 35 |
* Attached single family (ASF) and multi-family (MF) units shall be further regulated by § 153.100 | |||||||
(Ord. O-38-2020, passed 12-14-2020)
§ 153.056 FLOOR AREA REQUIREMENTS FOR DWELLINGS.
The residential floor area per family in dwellings erected on any lot shall not be less than that established by the following table.
Districts | Single -Family | Two- Family | Efficienc y | Multi-Family Dwellings | Average of All Units in Project | ||
One Bedroo m | Two Bedroo ms | Three or More Bedroo ms | |||||
Districts | Single -Family | Two- Family | Efficienc y | Multi-Family Dwellings | Average of All Units in Project | ||
One Bedroo m | Two Bedroo ms | Three or More Bedroo ms | |||||
R-1 | |||||||
1-story | 1,100 | – | – | – | – | – | – |
More than 1 story | 1,400 | – | – | – | – | – | – |
R-2 | |||||||
1-story | 1,000 | 800 | – | – | – | – | – |
More than 1 story | 1,100 | 1,000 | – | – | – | – | – |
ASF | – | – | – | 540 | 700 | 900 | 750 |
Multi-family | – | – | 400 | 540 | 700 | 900 | 750 |
R-3 | |||||||
1-story | 1,000 | 800 | – | – | – | – | – |
More than 1 story | 1,100 | 1,000 | – | – | – | – | – |
ASF | 1,000 | – | – | 480 | 600 | 720 | 650 |
Multi-family | – | – | 320 | 480 | 600 | 720 | 650 |
R-4 | |||||||
RDMH | 600 | – | – | – | – | – | – |
SDMH | 600 | – | – | – | – | – | – |
R-R | |||||||
1-story | 1,200 | – | – | – | – | – | – |
More than 1 story | 1,500 | – | – | – | – | – | – |
(Ord. O-38-2020, passed 12-14-2020)
§ 153.057 BASIC YARD, AREA, LOT COVERAGE AND HEIGHT REQUIREMENTS FOR ALL BUILDINGS OTHER THAN DWELLINGS.
The following table establishes the yard, area, lot coverage and height requirements for all buildings except dwellings and structures accessory to dwellings by districts.
District | Minimu m Lot Width (Feet) | Minimu m Lot Area (Square Feet) | Minimum Depth (Feet) | Maximu m Percent Lot Coverage | Maximum Height of Buildings | |||
Front Yard | Rear Yard | Stori es | Feet | |||||
District | Minimu m Lot Width (Feet) | Minimu m Lot Area (Square Feet) | Minimum Depth (Feet) | Maximu m Percent Lot Coverage | Maximum Height of Buildings | |||
Front Yard | Rear Yard | Stori es | Feet | |||||
B-1 | None | None | None* | 20 | None | 80 | 3** | 45 |
B-2 | 80 | 10,000 | 40 | 20 | None | 50 | 2 | 35 |
B-3 | 120 | 20,000 | 60 | 40 | 30 | 50 | 3 | 45 |
M-1 | 200 | 1 acre | 50 | 40 | 30 | 50 | 3 | 45 |
M-2 | 200 | 1 acre | 50 | 40 | 30 | 50 | 3 | 45 |
R-R | 200 | 2 acres | 60 | 60 | 50 | 20 | 3 | 35 |
R-1 | 200 | 2 acres | 60 | 60 | 50 | 20 | 2 | 35 |
R-2 | 150 | 1 acre | 50 | 50 | 30 | 30 | 2 | 35 |
R-3 | 150 | 1 acre | 50 | 50 | 30 | 30 | 2 | 35 |
R-4 | 150 | 1 acre | 50 | 50 | 30 | 30 | 2 | 35 |
S-1 | 250 | 3 acres | 40 | 40 | 50 | 20 | 3 | 45 |
* A minimum of 75% of the front wall shall be built to the edge of the front sidewalk or front property line ** The minimum height of buildings shall be 2 stories | ||||||||
(Ord. O-38-2020, passed 12-14-2020; Ord. O-47-2022, passed 11-1-2022)
§ 153.058 REQUIREMENTS FOR NON-RESIDENTIAL USES.
(A) Side yard requirements. In the B-1 and B-2 Districts, when there is no vehicular access to the rear yard from a public road, alley or from an adjacent lot with such access, at least one side yard no less than 12 feet shall be required. The Zoning Inspector may, under advisement by public safety or emergency forces, require additional fire lanes or setbacks to facilitate public safety and emergency access.
(B) Minimum yard requirements. Business and industrial uses shall not be located nor conducted closer to any lot line of an R District than the distance specified in the following schedule.
(1) Business uses adjacent to residentially zoned property shall be set back a minimum of 30 feet from the residentially zoned property. The area in the setback shall be buffered in accordance with the requirements of division (C) of this section.
(2) In all industrial districts, industrial uses located adjacent to residentially zoned property shall be set back a minimum of 40 feet from the adjacent residential property line. The area in the setback shall be buffered in accordance with the requirements of division (C) of this section.
(3) The required setback may not be used for storage or other operations associated with the business or industrial operation.
(C) Landscaping or screening provisions. Any unpaved area of a site in B and M Districts shall be landscaped or maintained in a dust-free condition and separated from the paved areas by a curb or other barrier. Landscaping or screening for non-residential uses not separated from a right-of-way from S and R Districts shall be installed as follows:
(1) Screening when used to buffer adjacent residential property shall consist of landscaping, mounding, fencing or any combination. Screening shall be maintained in good condition. Plant material shall be replaced when necessary to maintain the minimum requirements of screening;
(2) Landscaping shall consist of a strip of land within the buffer of no less than 15 feet in width planted with at least 75% evergreen material not less than six feet in height when full grown which shall provide a minimum four-foot opaque appearance. The evergreen material may be supplemented by deciduous plants and trees;
(3) Mounding shall be a minimum of four feet in height and graded at a slope that can be maintained. All mounds shall be planted to prevent erosion;
(4) Fencing shall consist of a masonry or solid fence between four and six feet in height, maintained in good condition and free of all advertising or other signs;
(5) The Zoning Inspector may permit deviation from the screening requirements and may either require more intensive or allow less intensive screening whenever it is determined that such deviations satisfy the need for appropriate screening; and
(6) No certificate of occupancy shall be issued until the landscaping or screening is installed.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.059 EXCEPTIONS TO HEIGHT RESTRICTIONS.
The height regulations prescribed herein shall not apply to television and radio towers, church spires, belfries, monuments, tanks, water and fire towers, stage towers or scenery lofts, cooling towers, ornamental towers and spires, chimneys, silos and similar structures, elevator bulkheads, smokestacks, conveyors and flagpoles, except where the height of such structures will constitute a hazard to the safe landing and take-off of aircraft at an established airport.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.060 EXISTING LOTS OF RECORD.
Any lot of 70 feet in width or less existing at the effective date of this chapter in any R District may be used for the erection of a single-family dwelling even though its area and width are less than the minimum requirements set forth herein. Each side yard shall be a minimum of five feet. The prevailing front setback shall be met. Where two adjacent lots of record with less than the required area and width are held by one owner, the lots shall be combined and used for one main building. Where three or more contiguous unimproved lots of record with less than the required area and width are held by one owner, the Planning Commission may require re-platting to fewer lots to permit compliance with minimum yard requirements.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.061 ARCHITECTURAL PROJECTIONS.
Open structures such as porches, balconies, platforms, carports and covered patios, and similar architectural projections shall be considered a part of the building to which attached and shall not project into the required minimum front, side or rear yard. Ordinary projections of sills, belt courses, roof eaves, cornices and similar structural, and ornamental features may extend to a distance not to exceed 18 inches into a required yard.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.062 LOT REDUCTION PROHIBITED.
No existing lot without a dwelling shall be reduced in dimension or area below the minimum requirements herein. Lots created after the effective date of this chapter shall meet at least the minimum requirements established by this chapter.
(Ord. O-38-2020, passed 12-14-2020) Penalty, see § 153.999
§ 153.063 MULTIPLE FRONTAGE LOTS.
Lots having frontage on more than one street shall provide the required front yard along the major traveled street, as determined by the village, and meet the side setback requirements on the other street except that no accessory building shall be closer than 25 feet from the curb of a public street.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.064 ACCESSORY USES AND BUILDINGS.
No accessory buildings shall be located in any front or side yard, and shall not exceed the floor area of the primary structure, or exceed 20 feet in height. Accessory buildings, such as garages may be located in the rear yard; provided such buildings are set back at least six feet from the side lot lines and six feet from the rear lot lines. No accessory uses or structures, off-street parking facilities or material or equipment storage shall be located in any front yard.
(Ord. O-38-2020, passed 12-14-2020; Ord. O-47-2022, passed 11-1-2022) Penalty, see § 153.999
§ 153.065 TRAFFIC VISIBILITY ACROSS CORNER LOTS.
In any district on any corner lot, no fence, structure or planting shall be erected or maintained within 30 feet of the corner at a height between two and one-half and ten feet above curb or street grade, or so as to interfere with traffic visibility across the corner. The corner shall be the point of intersection of the two right-of-way lines.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.066 PLANNING COMMISSION LOT SPLIT DECISIONS.
(A) When the square foot requirements provided by the subdivision regulations and this chapter are met, and the lots under consideration provide satisfactory building sites, innovative lot designs may be approved for lot splits by the Planning Commission. However, in no case shall the front setbacks for said lot be less than that specified in either the subdivision regulations or zoning ordinances for the village, and it is specifically understood that all proposed lots must meet or exceed the lot width for their zoning district by the provisions of either the subdivisions regulations or this chapter, except those defined in § 153.060.
(B) When the area and setback requirements provided by this chapter are unable to be met because a lot has more than one existing dwelling and/or building, the lot split under consideration may be approved by the Planning Commission if the split itself will not create additional building sites.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.067 CONVERSION OF DWELLINGS.
The conversion of any building into a dwelling unit or the conversion of any dwelling so as to accommodate an increased number of dwelling units or families, shall be permitted only within a district in which a new building for similar occupancy would be permitted under this chapter, and only when the resulting occupancy will comply with the requirements governing new construction in such district, with respect to minimum lot size, lot area per dwelling unit, dimensions of yards and other open spaces and off-street parking.
(Ord. O-38-2020, passed 12-14-2020)
§ 153.068 PANHANDLE LOTS.
Panhandle lots, as defined in § 153.008, shall be approved only if necessitated by unique topographic or physical conditions that make it difficult to access the lots using other lot split geography with full required lot widths at the property line fronting a public access or dedicated private drive. If such lots are approved, (a) the area of the "panhandle" shall not be included in the calculation of the minimum area requirement for the lot size; (b) the panhandle shall have a minimum lot width of 40 feet along the entire length of the panhandle; (c) no structure other than fences and signs (if otherwise permitted in this chapter) shall be permitted in the panhandle portion of the lot; and (d) the setback for a building or other structure shall be measured from the lot lines of the rear portion of the panhandle lot, or in the case of front yard setbacks, from the line that separates the panhandle from the rear portion of the lot. All other lot requirements under this chapter shall be maintained.
(Ord. O-19-2024, passed 9-3-2024)