CHAPTER XVI. UNIFIED DEVELOPMENT CODECHAPTER XVI. UNIFIED DEVELOPMENT CODE\ARTICLE 5. ZONING DISTRICTS

(a)   Purpose. The A-L Agricultural District is intended to provide a location for land situated on the fringe of the developed area of the city and used for agricultural purposes, but that may become developed in the future. Generally, A-L Agricultural Districts, will be near development; therefore, the agricultural activities conducted in the A-L Agricultural District, should not be detrimental to urban land uses. The types of uses and the area and intensity of uses permitted in this district shall encourage and protect agricultural uses until urbanization is warranted and the appropriate change in district classification is made.

(b)   Uses. Uses shall be allowed in the A-L District in accordance with section 16-509, Use table.

(c)   Property development standards. Each lot in the A-L District shall be subject to the following property development standards:

(1)   Minimum Lot Size                       3 acres

(2)   Minimum Lot Width                    200 feet

(3)   Minimum Front Setback              25 feet

(4)   Minimum Side Setback                15 feet

(5)   Minimum Rear Setback               20 feet

(6)   Maximum Building Coverage      25% of the lot

(7)   Maximum Structure Height          35 feet, except bars and silos may be of any height

(Code 2016, Sec. 106-59)

(a)   Purpose. The purpose of the R-1 Single-Family Residential District is intended to accommodate and protect low density single-family residential development.

(b)   Uses. Uses shall be allowed in the R-1 District in accordance with section 16-509, Use table.

(c)   Property development standards. Each lot in the R-1 District shall be subject to the following property development standards:

(1)   Minimum Lot Size                       7,500 square feet

(2)   Minimum Lot Width                    70 feet

(3)   Minimum Front Setback              25 feet

(4)   Minimum Side Setback                5 feet

(5)   Minimum Rear Setback               20 feet

(6)   Maximum Building Coverage      35% of the lot

(7)   Maximum Structure Height          35 feet

(Code 2016, Sec. 106-60)

(a)   Purpose. The R-2 Two-Family Residential District is intended to accommodate moderate density residential development, including duplexes and higher density single-family dwellings, in a manner which will encourage a strong residential neighborhood.

(b)   Uses. Uses shall be allowed in the R-2 District in accordance with section 16-509, Use table.

(c)   Property development standards. Each site in the R-2 District shall be subject to the following property development standards, provided that the standards shall not be interpreted as precluding zero lot line development:

(1)   Minimum Lot Size          

(A)  Single-family detached            5,000 square feet

(B)  Single-family attached             3,000 square feet per unit

(C)  Two-family/duplex                  6,000 square feet (3,000 square feet per unit)

(D)  Other uses                              7,500 square feet

(2)   Minimum Lot Width                       50 feet

(3)   Minimum Front Setback                 25 feet

(4)   Minimum Side Setback                   5 feet

(5)   Minimum Rear Setback                  20 feet

(6)   Maximum Building Coverage         35% of the lot

(7)   Maximum Structure Height             35 feet

(Code 2016, Sec. 106-61)

(a)   Purpose. The R-3 Multiple-Family District is intended primarily to accommodate low-rise residential development at moderate densities. The R-3 District can be an appropriate classification within established neighborhood areas, including those containing two-family and single-family dwellings provided sound site planning techniques are used and the basic residential quality of the neighborhood is retained.

(b)   Uses. Uses shall be allowed in the R-3 District in accordance with section 16-509, Use table.

(c)   Property development standards. Each site in the R-3 District shall be subject to the following property development standards, provided that the standards shall not be interpreted as precluding zero lot line development or individual duplex and single-family dwellings:

(1)   Minimum Lot Size                      

(A)  Single-family detached         5,000 square feet

(B)  Single-family attached          3,000 square feet per unit

(C)  Two-family/duplex               5,000 square feet (2,500 square feet per unit)

(D)  Multi-family                        1,500 square feet per dwelling unit, but not less than 6,000 square feet of lot area

(E)   Dwellings for the elderly       1,000 square feet per dwelling unit, but not less than 6,000 square feet of lot area

(F)   Other uses                           7,500 square feet

(2)   Minimum Lot Width                    50 feet

(3)   Minimum Front Setback              25 feet

(4)   Minimum Side Setback                5 feet

(5)   Minimum Rear Setback               20 feet

(6)   Maximum Building Coverage      40% of the lot

(7)   Maximum Structure Height          45 feet

(d)   Design and performance standards. The following design and performance standards shall apply in the R-3 District:

(1)   Adjacent properties. Sites shall be integrated with adjacent developments and designed to minimize potential adverse effects from lighting and traffic on adjacent properties.

(2)   Screening. Appropriate screening shall be provided along any lot line adjoining an A-L, R-1 or R-2 zoned property. Such screening shall include landscaping which incorporates a mix of shade trees, ornamental trees, evergreen trees, and shrubs. A berm or semisolid fence or hedge not more than six feet high may also be included as part of the screening. All screening shall be maintained in good condition by the owner or owners of the property.

(3)   Pedestrian design. Sites should be designed with an emphasis on promoting a pedestrian friendly environment.

(4)   Utilitarian areas. Utilitarian areas, such as mechanical equipment and trash enclosures shall be located in inconspicuous areas and be screened.

(Code 2016, Sec. 106-62)

(a)   Purpose. The C-O Neighborhood Business District is intended to provide for areas of professional services and convenience shopping facilities that are integrated into the surrounding residential neighborhoods. Such commercial areas will often occupy a small area, frequently at an intersection or on a major street, in an area that is otherwise wholly residential.

(b)   Uses. Uses shall be allowed in the C-O District in accordance with section 16-509, Use table.

(c)   Property development standards. Each site in the C-O District shall be subject to the following property development standards:

(1)   Minimum Lot Size                       6,000 square feet

(2)   Minimum Lot Width                    50 feet

(3)   Minimum Front Setback              25 feet

(4)   Minimum Side Setback                5 feet, except that when the property adjoins a residentially zoned lot the minimum side setback shall be 15 feet

(5)   Minimum Rear Setback               20 feet

(6)   Maximum Building Coverage      65% of the lot

(7)   Maximum Structure Height          45 feet

(d)   Design and performance standards. The following design and performance standards shall apply in the C-O District:

(1)   Adjacent properties. Sites shall be integrated with adjacent developments and designed to minimize potential adverse effects from lighting and traffic on adjacent properties.

(2)   Screening. Appropriate screening shall be provided along any lot line adjoining a residentially zoned property. Such screening shall include landscaping which incorporates a mix of shade trees, ornamental trees, evergreen trees, and shrubs. A berm and a solid or semisolid fence or hedge not more than six feet high may also be included as part of the screening. All screening shall be maintained in good condition by the owner or owners of the property.

(3)   Pedestrian design. Sites should be designed with an emphasis on promoting a pedestrian friendly environment.

(4)   Utilitarian areas. Utilitarian areas, such as loading docks, mechanical equipment, and trash enclosures shall be located at the rear of the building and be screened.

(5)   Drive-through services. Drive-in or drive-through service windows, such as those sometimes associated with banks or fast-food restaurants, are not permitted in the C-O District.

(6)   Outdoor storage and display. No outdoor display or storage of merchandise shall be allowed within the C-O District, except that daily displays and temporary displays and storage of seasonal merchandise shall be allowed in accordance with the standards of section 16-808. In no event may the outdoor storage or display of materials be located on public right-of-way.

(7)   Gasoline sales. No gasoline sales shall be allowed in the C-O District.

(8)   Hours of operation. All businesses shall limit their hours of operation to the period between 6:00 a.m. and 11:00 p.m.

(Code 2016, Sec. 106-63)

(a)   Purpose. The C-1 Central Business District is intended primarily to accommodate the broad range of service, office, and retail business activity related to the core area of the city. Limited residential uses shall also be permitted.

(b)   Uses. Uses shall be allowed in the C-1 District in accordance with section 16-509, Use table.

(c)   Property development standards. Each site in the C-1 District shall be subject to the following property development standards.

(1)   Minimum Lot Size                       None

(2)   Minimum Lot Width                    None

(3)   Minimum Front Setback              None

(4)   Minimum Side Setback                None

(5)   Minimum Rear Setback               None

(6)   Maximum Building Coverage      None

(7)   Maximum Structure Height          45 feet

(d)   Design and performance standards. The following design and performance standards shall apply in the C-1 District.

(1)   Adjacent properties. Sites shall be integrated with adjacent developments and designed to minimize potential adverse effects from lighting on adjacent properties.

(2)   Pedestrian design. Sites should be designed with an emphasis on promoting a pedestrian friendly environment.

(3)   Utilitarian areas. Utilitarian areas, such as loading docks, mechanical equipment, and trash enclosures shall be located at the rear of the building and be screened.

(4)   Drive-through services. Drive-in or drive-through service windows associated with fast-food restaurants are not permitted.

(5)   Outdoor storage and display. No outdoor display or storage of merchandise shall be allowed within the C-1 District, except that daily displays and temporary displays and storage of seasonal merchandise shall be allowed in accordance with the standards of section 16-808.

(6)   Gasoline sales. No gasoline sales shall be allowed in the C-1 District.

(7)   Projections in right-of-way. Marquees and awnings may project over public right-of-way but shall not project beyond the back-of-curb line and shall not interfere with the use of the public right-of- way.

(Code 2016, Sec. 106-64)

(a)   Purpose. The C-2 General Business District is intended to accommodate general office, service, and commercial uses at specific points on arterial roadways outside central or neighborhood business districts. The C-2 District is particularly appropriate adjoining a highway as the uses and site designs of the C-2 district tend to be auto-oriented.

(b)   Uses. Uses shall be allowed in the C-2 District in accordance with section 16-509, Use table.

(c)   Property development standards. Each site in the C-2 District shall be subject to the following property development standards.

(1)   Minimum Lot Size                       None

(2)   Minimum Lot Width                    None

(3)   Minimum Front Setback              25 feet

(4)   Minimum Side Setback                5 feet, except that when the property adjoins a residentially zoned lot the minimum side setback shall be 15 feet

(5)   Minimum Rear Setback               20 feet

(6)   Maximum Building Coverage      75% of the lot

(7)   Maximum Structure Height          45 feet

(d)   Design and performance standards. The following design and performance standards shall apply in the C-2 District:

(1)   Outdoor storage and display. Outdoor display and outdoor storage of merchandise shall be allowed in accordance with the standards of section 16-808. In no event may the outdoor storage or display of materials be located on public right-of-way.

(2)   Adjacent properties. Sites shall be integrated with adjacent developments and designed to minimize potential adverse effects from lighting and traffic on adjacent properties.

(3)   Screening. Appropriate screening shall be provided along any lot line adjoining a residentially zoned property. Such screening shall include landscaping which incorporates a mix of shade trees, ornamental trees, evergreen trees, and shrubs. A berm and a solid or semisolid fence or hedge not more than six feet high may also be included as part of the screening. All screening shall be maintained in good condition by the owner or owners of the property.

(4)   Automobile service stations. Gasoline pumps, air and water service and other fixtures used in connection with automobile service stations, may be located within the front yard, but not less than 12 feet from any front or side property line.

(Code 2016, Sec. 106-65)

(a)   Purpose. The I Industrial District is intended primarily to accommodate basic manufacturing industries and related industrial activities, which have limited land use, environmental, and traffic impacts.

(b)   Uses. Uses shall be allowed in the I District in accordance with section 16-509, Use table.

(c)   Property development standards. Each site in the I District shall be subject to the following property development standards.

(1)   Minimum Lot Size                       10,000 square feet

(2)   Minimum Lot Width                    100 feet

(3)   Minimum Front Setback              25 feet

(4)   Minimum Side Setback                15 feet

(5)   Minimum Rear Setback               20 feet

(6)   Maximum Building Coverage      85% of the lot

(7)   Maximum Structure Height          45 feet, unless the structure is located more than 150 feet from a residential district then the maximum height shall be 75 feet

(d)   Supplemental standards. The following supplemental standards shall apply in the I District.

(1)   Outdoor storage and display. No outdoor storage shall be allowed unless it is completely screened from view of rights-of-way and more restrictive zoning districts. In no event may the outdoor storage or display of materials be located on public right-of-way.

(2)   Screening. Appropriate screening shall be provided along any lot line adjoining a residentially zoned property. Such screening shall include landscaping which incorporates a mix of shade trees, ornamental trees, evergreen trees, and shrubs. A berm and a solid or semisolid fence or hedge not more than six feet high may also be included as part of the screening. All screening shall be maintained in good condition by the owner or owners of the property.

(3)   Adjacent properties. Sites shall be integrated with adjacent developments and designed to minimize potential adverse effects from lighting and traffic on adjacent properties.

(Code 2016, Sec. 106-66)

(a)   Purpose. The purpose of the PD Planned Development District is to encourage innovative design of residential, commercial, institutional, and/or industrial developments by providing for greater flexibility in the design and layout of buildings and sites then is provided by other districts.

(b)   Uses. Uses shall be allowed in the PD District in accordance with section 16-509, Use table. However, each use must be listed on the development plan and approved by the planning commission and the governing body.

(c)   Development standards. Minimum standards for developments in the PD District are set forth as follows. Although the specific conditions within the PD District are predetermined, the location of a proposed district must be carefully reviewed to assure that these conditions can be met. A plan for the PD shall be submitted by the applicant at the time the PD zoning is requested.

(d)   General provisions.

(1)   The PD shall be in conformance with the provisions of the comprehensive plan.

(2)   The PD shall not have a substantially adverse effect on the neighboring area.

(3)   The PD may be established exclusively for residential, commercial or industrial development or any combination of those types of development.

(4)   PD districts are generally used to accommodate unique developments that will occupy a large area. To help accomplish this the following minimum sizes are recommended:

(A)  Residential: Two acres.

(B)  Commercial: Two acres.

(C)  Industrial: Ten acres.

(D)  Combination of types of uses: The sum of the minimum land area required for each type of use within the PD.

(5)   Setback, building coverage, and height requirements may be varied in order to promote an efficient and creative PD.

(Code 2016, Sec. 106-67)

(a)   Permitted (by-right). Uses identified in a zoning district column of the use table with a “P” are “permitted by right” and shall be permitted in such zoning district, subject to any additional regulations as may be indicated in the “conditions” column and all other requirements of this Unified Development Code.

(b)   Special uses. Uses identified in a zoning district column of the use table with an “S” are “special uses” and shall be permitted in such zoning district if reviewed and approved in accordance with the standards of section 16-405, Special use permit applications. Special uses shall be subject to any additional regulations as may be indicated in the “conditions” column and all other requirements of this Unified Development Code.

(c)   Not permitted. Uses identified in a zoning district column of the use table with a shaded box are “not permitted” and are not allowed in such zoning district unless otherwise expressly permitted by other regulations of this Unified Development Code.

(d)   Conditions. A letter in the “conditions” column of the use table refers to additional regulations that are applicable to a particular use in one or more of the districts that such use are allowed. The specific regulations of each “condition” appear in article VI, Additional Regulations (“Conditions”).

(e)   Uses not listed (temporary special use permit). Uses not listed in the use table may be allowed provided a temporary special use permit is received. The procedure for obtaining a temporary special use permit shall be the same as outlined in section 16-405, Special use permit applications.

(Code 2016, Sec. 106-68)

Residential Uses in Agricultural, Residential and Planned Districts

 

A-L

R-1

R-2

R-3

PD

Conditions

Day Care, Ltd (1—10)

P

P

P

P

P

A

Duplex

 

 

P

P

P

 

Group Home, Ltd. (1—8)

P

P

P

P

P

B

Group Residential

 

 

S

S

P

 

Manufactured Home Dev.

 

 

S

S

S

C

Modular Home

 

P

P

P

P

 

Mobile Home Dev.

 

 

S

S

S

C

Multi-Family

 

 

P

P

P

D

Single-Family, Attached

 

 

P

P

P

E

Single-Family, Detached

P

P

P

P

P

 

P         =       Permitted

S         =       Special Use Permit required

Shaded boxes         =          Non-permitted uses or no condition

A-L     =       Agricultural

R-1     =       Single-Family Residential

R-2     =       Two-Family Residential

R-3     =       Multi-Family Residential

PD      =       Planned District

C-O     =       Neighborhood Business

C-1     =       Central Business

C-2     =       General Business

I          =       Industrial

 

Non-Residential Uses in Agricultural, Business and Planned Districts

 

A-L

C-O

C-1

C-2

I

PD

Conditions

Accessory Residential

 

 

P

 

 

P

A

Adult Entertainment Establishment

 

 

 

S

S

S

B

Agricultural Processing

P

 

 

 

S

 

 

Agricultural Sales/Service

P

 

P

P

P

P

 

Agriculture, General

P

 

 

 

S

P

C

Airport or Airstrip

 

 

 

 

S

P

 

Animal Care, General

 

 

 

P

P

P

D

Animal Care, Ltd.

 

P

P

P

P

P

D

Asphalt or Concrete Plant

S

 

 

 

S

 

 

Bank/Financial Institution

 

P

P

P

 

P

 

Bar or Tavern

 

 

P

P

 

P

 

Basic Industry

 

 

 

 

P

 

 

Cabinet/Carpentry Shop

 

 

S

P

P

P

 

Campground

S

 

 

 

P

P

 

Car Wash

 

 

 

P

P

P

 

Charitable Institutions

 

S

S

P

P

P

E

Club, Private

 

P

P

P

P

P

 

College or University

 

 

P

P

P

P

 

Communication Tower

S

S

S

S

S

S

F

Compost Facility

 

 

 

 

S

P

G

Construction Sales/Service

 

 

S

P

P

P

 

Correctional Facility

 

 

 

 

S

P

 

Cultural Service

 

P

P

P

P

P

 

Flextech

 

 

 

P

P

P

 

Food/Bakery Product Manufacturing

 

 

 

 

P

P

 

Freight Terminal

 

 

 

 

P

P

 

Funeral Home

 

 

S

P

P

P

 

Gas and Fuel Storage

 

 

 

S

S

 

 

Government Service

 

P

P

P

P

P

 

Hazardous Operation

 

 

 

 

S

S

 

Health Club

 

P

P

P

P

P

 

Heliport or Helipad

 

 

 

 

P

P

 

Hospital

 

S

S

P

P

P

E

Hotel or Motel

 

 

S

P

P

P

 

Kennel

S

 

 

P

P

P

D

Landfill

 

 

 

 

 

S

H

Laundry Service

 

 

 

 

P

P

 

Manufacturing Assembly

 

 

 

 

P

P

 

Medical Service

 

S

P

P

P

P

 

Mining and Quarrying

S

 

 

 

S

 

H

Mobile Homes Sales

 

 

 

 

P

P

 

Office, General

 

P

P

P

P

P

 

Oil or Gas Drilling/Refining

 

 

 

 

S

 

 

Printing and Publishing

 

 

P

P

P

P

 

Post Office

 

 

P

P

P

P

 

Repair Service

 

S

P

P

P

P

 

Restaurant

 

P

P

P

P

P

 

Retail Sales and Service

 

P

P

P

P

P

 

Salvage Yard

 

 

 

 

S

 

I

Service Station, Automotive

 

 

 

P

P

P

J

Service Station, Truck Stop

 

 

 

P

S

P

 

Shooting Range (outdoor)

 

 

 

 

 

P

 

Solid Waste Collection and Processing

 

 

 

 

S

 

K

Stockyard

 

 

 

 

S

 

 

Transitional Living Center

 

 

 

 

P

P

L

Vehicle/Equipment Sales

 

 

 

P

P

P

M

Vehicle/Equipment Storage Yard

 

 

 

S

P

P

M

Vehicle Repair

 

S

 

P

P

P

J, M

Vocational School

 

 

S

P

P

P

 

Warehousing/Residential Storage (mini-storage)

 

 

 

P

P

P

 

Warehousing/Wholesale

 

 

 

S

P

P

 

Welding/Machine Shop

 

 

 

P

P

S

 

 

Uses allowed in Agricultural, Residential, Business Districts and Planned Districts

 

A-L

R-1

R-2

R-3

C-O

C-1

C-2

I

PD

Conditions

Assisted Living

 

 

S

P

P

S

P

 

P

 

Cemetery

S

S

S

S

S

S

S

S

P

A

Convalescent Care

 

S

S

P

P

S

P

 

P

B

Day Care, Commercial

 

 

 

S

P

S

P

P

P

C

Golf Course

P

S

S

S

S

S

S

S

P

D

Group Home, General (9+)

 

 

 

S

S

S

P

P

P

E

Group Residential

 

 

S

S

S

S

P

P

P

 

Parks and Recreation

P

P

P

P

P

P

P

P

P

Religious Assembly

P

P

P

P

P

P

P

P

P

Safety Service

P

P

P

P

P

P

P

P

P

Schools - Elementary, Middle or High

P

P

P

P

S

S

S

S

P

Utility, Major

 

S

S

S

S

S

S

S

S

Utility, Minor

 

P

P

P

P

P

P

P

P

P         =       Permitted

S         =       Special Use Permit required

Shaded boxes         =          Non-permitted uses or no condition

A-L     =       Agricultural

R-1     =       Single-Family Residential

R-2     =       Two-Family Residential

R-3     =       Multi-Family Residential

PD      =       Planned District

C-O     =       Neighborhood Business

C-1     =       Central Business

C-2     =       General Business

I          =       Industrial

(Code 2016, Sec. 106-69)