§ 25-101. Establishment of zoning districts.

(a)

Zoning districts are established to provide appropriate locations for different types of land uses. The appropriate location for a particular land use is determined by environmental suitability, the location of public facilities and services, land productivity, existing land uses in the vicinity and recommended guidelines in the comprehensive plan. In order to regulate and restrict the location and use of buildings and land for trade, industry, residence and other purposes, and to regulate and restrict the location, height and size of buildings hereafter erected or structurally altered, the side of yards and other open spaces and the density of population. For the purposes of this chapter, the city is divided into the following districts (including the RR Floating Zone District, AR Adaptive Reuse Floating Zone, and PD Planned Development Floating Zone which are hereby established prior to being applied to any specific property within the city—see definition of floating zone/district in section 25-23):

Conservation
C	Conservation
Residential
R-E	Estate Residential
R-S	Suburban Residential
R-U	Urban Residential
R-O	Residential-Office
Business/Commercial
B-L	Local Business
B-H	Highway Business
B-CBD	Central Business District
Industrial/Employment
B-C	Business Commercial
I-G	Industrial-General
Mixed Use
G-C	Gateway-Commercial District
G-I	Gateway-Industrial District
Floating Zones
RR	Rehabilitation and Redevelopment Floating Zone
AR	Adaptive Reuse Floating Zone
PD	Planned Development Floating Zone

 

(b)

Within these districts, no lot, structure, or accessory structure shall be used, in whole or in part, unless they comply with the requirements of article VI (zoning district regulations) and other applicable parts of this chapter.

(1)

Conservation (C). The purpose of this district is to regulate areas which, in the interest of the public health, safety, and general welfare of the city:

a.

Are subject to flooding and encroachment which aggravates flood conditions;

b.

Are part of or protective of the rights-of-way of an interstate highway; or

c.

Are located and featured in such a way as to, by reason of slope, geologic conditions, or overall natural character, warrant preservation through limited usage.

(2)

Estate Residential (R-E). The purpose of this district is to provide for low-density residential and certain other forms of development in predominantly undeveloped areas, in a manner that protects the natural features of the land.

(3)

Suburban Residential (R-S). The purpose of this district is to provide for the continuation of low density single family development in areas where existing and most recent single family development has occurred, and to stabilize and protect these areas.

(4)

Urban Residential (R-U). The purpose of this district is to provide areas for low and medium density urban residential uses, including single-family detached, single-family attached, and multi-family dwellings.

(5)

Residential-Office (R-O). The purpose of this district is to provide areas appropriate for the harmonious mixing of residential and non-residential uses, and to provide for higher density residential development in a variety of housing types.

(6)

Local Business (B-L). The purpose of this district is to provide areas adjacent to residential districts in which commercial uses are permitted primarily for the convenience shopping, professional service, and personal service needs of the area residents.

(7)

Highway Business (B-H). The purpose of this district is to provide areas along major highways which are most appropriate for the development of businesses principally serving the needs of highway users and transients, with the servicing of resident convenience shoppers as a secondary function.

(8)

Central Business District (B-CBD). The purpose of this district is to define and provide regulations for the central regional and city core of shopping, business, government, and related activities.

(9)

Business Commercial (B-C). The purpose of this district is to provide opportunities for both business and commercial uses which exhibit similar functions in areas which are existing or potentially suitable for such uses, and to effect a desirable transition between business, commercial, existing residential, and other uses.

(10)

Industrial-General (I-G). The purpose of this zoning district is to permit and encourage modern industrial development and to permit limited commercial development.

(11)

Gateway-Commercial District (G-C). The purpose of this district is to permit and encourage a mixture of commercial and residential uses within the North Mechanic Street/North Centre Street corridor. To encourage preservation of the structures and properties that have historically defined the unique aesthetic character of one of the city's primary entry and egress corridors, and to guide future development in a manner consistent with this character, a set of guidelines related to parking, signage, site and architectural design have been developed for this district, as set forth in section 25-143.

(12)

Gateway-Industrial District (G-I). The purpose of this district is to permit and encourage a mixture of industrial/commercial and residential uses within the North Mechanic Street/North Centre Street corridor. To encourage preservation of the structures and properties that have historically defined the unique aesthetic character of one of the city's primary entry and egress corridors, and to guide future development in a manner consistent with this character, a set of guidelines related to parking, signage, site and architectural design have been developed for this district, as set forth in section 25-143.

(13)

Rehabilitation and Redevelopment Floating Zone District (RR). Certain areas of the city contain abandoned structures that were originally used for industrial, warehouse, or other employment purposes but which are now nonconforming in the district in which they are located. These structures are no longer useful and constitute a detriment to the surrounding neighborhoods and could adversely affect the city's taxable assessment base. The purpose of the Rehabilitation and Redevelopment Floating Zone District is to allow and provide incentive for the reuse, rehabilitation, and redevelopment of such structures in a manner that will allow them to be restored to the active tax rolls and inventory of land in the city, while preserving the integrity of the neighborhood in which they are located. Performance standards have been developed to address compatibility of proposed developments with adjacent residential areas, as set forth in section 25-144.

(14)

Adaptive Reuse Floating Zone (AR). The purpose of this floating zone district is to govern the comprehensive redevelopment and adaptive reuse of large properties (two (2) or more acres in size) containing one (1) or more structures (encompassing fifty thousand (50,000) square feet or more of gross floor area, either individually or in combination), the principal or primary use or operation of which has been discontinued or abandoned and which would require greater land use flexibility to revitalize or redevelop than may be allowed by alternative zoning classifications. Specific eligibility criteria and performance standards to govern the application and use of this floating zone are specified in section 25-147. The Adaptive Reuse Floating Zone process has been designed to permit comprehensive approval of rezoning, subdivision, and site plan development of a major redevelopment site through a single consolidated review and approval process.

(15)

Planned Development Floating Zone (PD). The purpose of the PD—Planned Development Floating Zone is to encourage the application of innovative and creative land use designs for residential and mixed use developments. The district is intended to allow the unified planning and development of large tracts of land suitable in location, area, and character for the uses and structures proposed. Specific eligibility criteria and performance standards to govern the application and use of this floating zone are specified in section 25-146. A mix of uses and housing types is encouraged, provided that the proposed project is generally consistent with the comprehensive plan and the land uses proposed along the external boundaries of the development site will be compatible in intensity, character, and design with the proposed neighboring uses within the development. The ultimate objectives to be achieved by providing increased design flexibility for planned developments are: to maximize the development potential of major infill and redevelopment projects, promote more contextually sensitive and compatible environmental and architectural design, encourage permit streamlining to reduce up-front fixed development costs, and provide greater opportunities for common open space within major developments.