(1) The purposes of the urban separator zone (US) are to phase growth and demand for urban services, and to reserve large tracts of land for possible future growth in portions of areas designated by the comprehensive plan for future urban growth while allowing reasonable interim uses of property; or to reflect designation by the comprehensive plan of a property or area as part of the urban growth area when a detailed plan for urban uses and densities has not been completed; or when the area has been designated as a site for future development or annexation. These purposes are accomplished by:

(2) Use of this zone is appropriate in urban areas, designated by the comprehensive plan, when such areas do not have adequate public facilities and services or are not yet needed to accommodate planned growth, or do not yet have detailed land use plans for urban uses and densities. (Ord. 10-10 § 3 (Exh. C); Ord. 42-02 § 2 (21A.04.070))

(1) The purpose of the urban residential zone (R) is to implement comprehensive plan goals and policies for housing quality, diversity and affordability, and to efficiently use urban residential land, public services and energy. These purposes are accomplished by:

(2) Use of this zone is appropriate as follows:

(1) Limiting nonresidential uses to those retail or personal services, which can serve the everyday needs of a local neighborhood;

(2) Excluding industrial, community commercial and community/regional business-scaled uses;

(3) Maximum building size is limited to 5,000 gross square feet. (Ord. 10-10 § 3 (Exh. C); Ord. 42-02 § 2 (21A.04.090))

(1) The purpose of the community commercial zone (CC) is to provide convenient daily retail and personal services for a limited service area and to minimize impacts of commercial activities on nearby properties outside of the commercial center, and to provide for limited residential development. These purposes are accomplished by:

(2) Use of this zone is appropriate in urban neighborhood commercial centers, on sites which are served at the time of development by adequate public sewers when located in urban areas, water supply, roads and other needed public facilities and services. (Ord. 10-10 § 3 (Exh. C); Ord. 42-02 § 2 (21A.04.095))

(1) Town center (TC) is the pedestrian-oriented core of downtown and allows the most intensive level of development. The emphasis of this zone is on mixed-use development that includes pedestrian-oriented retail, high density residential development, and civic uses. The development of a walkable street grid and a central public gathering space are key objectives of this zone. To meet goals for a pedestrian-oriented town center, limited large-format retail uses are permitted, and such uses are subject to a conditional use permit and additional design criteria provided in CMC 18.31.040.

(2) Mixed commercial (MC) is applied to the majority of the Covington downtown area. This zone encourages a mix of commercial and multi-story residential uses, public uses, and allows for large-format and auto-oriented retail, provided they meet pedestrian-oriented design standards that are more flexible than those applied to the town center. Achieving a high level of connectivity with new and improved streets and trails is a major goal in this zone.

(3) General commercial (GC) is applied to a limited area of the downtown and is intended to allow the widest range of uses, coupled with more limited design standards than other areas of downtown. Permitted uses include commercial and light industrial uses, offices, major transportation and utility facilities, and residential uses that are appropriately buffered to ensure compatibility. Development and design standards are less prescriptive and provide greater flexibility to accommodate the intended uses.

(4) Mixed housing/office (MHO) is applied to areas where infill development and redevelopment of low intensity areas with multifamily housing and office is encouraged. Residential uses that are encouraged in this zone include townhouses, cottages, and low-rise multifamily. Office development and limited intensity neighborhood retail is also permitted. Development and design standards applied to this zone require buffers, lower height limits and building scale that is appropriate to the size of the lot. Trail connections are also emphasized in this zone. (Ord. 08-21 § 4 (Exh. C); Ord. 10-10 § 3 (Exh. C); Ord. 42-02 § 2 (21A.04.100))

(1) The purpose of the regional commercial mixed-use zone (RCMU) is to provide regional-scale retail and service uses in a well designed urban village setting that may include a limited amount of high density residential uses. These purposes shall be accomplished by:

(2) Use of this zone is appropriate in commercial centers with adequate access to the regional transportation network. (Ord. 03-14 § 1; Ord. 01-14 § 1 (Exh. A))

(1) The purpose of the industrial zone (I) is to provide for the location and grouping of industrial enterprises and activities involving manufacturing, assembly, fabrication, processing, bulk handling and storage, research facilities, warehousing, power generation and heavy trucking. It is also a purpose of this zone to protect the industrial land base for industrial economic development and employment opportunities. These purposes are accomplished by:

(2) Use of this zone is appropriate where designated by the comprehensive plan and served at the time of development by adequate public sewers, water supply, roads and other needed public facilities and services. (Ord. 42-02 § 2 (21A.04.130))

(1) The location and boundaries of the zones defined by this chapter shall be shown and delineated on zoning maps adopted by ordinance.

(2) Changes in the boundaries of the zones, including application or amendment of interim zoning, shall be made by ordinance adopting or amending a zoning map.

(3) Zoning maps are available for public review at the Department of Community Development permit center during business hours. (Amended at request of department 2/08; Ord. 42-02 § 2 (21A.04.190))