Florence City Zoning Code
Division 3
Zoning Districts
§ 14.02.061 Zoning districts established.
(a)
The City of Florence, Texas, is hereby divided into the following zoning districts. The use, height, area regulations, and other standards, as set out herein apply to each district. The districts established herein shall be known as follows:
Abbreviated Designation | Zoning District Name |
|---|---|
AG | Agriculture District |
SF-1 | Single-Family Residential District |
SF-TA | Single-Family Attached Residential District-Townhomes |
MF-1 | Multi-Family Residential District (Duplex/Triplex/Quadplex Attached) |
MF-2 | Multi-Family Residential District-Apartments |
SF-MH | Single-Family Manufactured Existing Home District |
MU | Mixed Use District |
C-1 | Commercial General District |
C-2 | Commercial, Light Industrial District |
CBD | Central Business District |
PO | Parks and Open Space District |
IM | Institutional/Municipal District |
PD | Planned Development District |
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.062 AG, Agriculture District.
(a)
General purpose and description.
The AG, Agriculture District is designed to permit the use of land for the ranching, propagation and cultivation of crops and similar uses of vacant land in accordance with county law. Single-family uses on large lots are also appropriate for this district. Territory that has been newly annexed into the City is initially zoned Agriculture unless it is assigned another zoning district. It is anticipated that Agriculture zoned land will eventually be rezoned to another more permanent, urban zoning classification in the future.
(b)
Permitted uses.
Those uses listed for the AG - Agricultural District in section 14.02.091 (Use Charts) as "A" or "S" are authorized uses allowed by right or special use, respectively. Special Use Permits must be approved utilizing procedures set forth in section 14.02.092.
Agriculture District AG Regulations | |
|---|---|
Building Placement from Property Line from property line | |
Size of Lot | |
Lot size | One acre; 43,560 square feet (minimum) |
Lot width | 150 feet (minimum) |
Lot depth | 250 feet (minimum) |
Building Setback | |
Front yard | 25 feet minimum |
Side yard | 25 feet from a street right-of-way on a corner lot |
Rear yard | 50 feet for the main building and any accessory building; 10 feet from a main building to an accessory building |
Maximum lot coverage | |
Main building | 20% |
Total | 30% including accessory building, driveways, and parking areas |
Dwelling Area (Minimum) | |
Main building | 1,000 square feet |
Additional buildings | Must meet accessory dwelling unit section 14.02.091(g)(3) |
(c)
Special requirements.
(1)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling purposes.
(2)
Open storage.
Open storage is prohibited (except for materials for the resident's personal use or consumption such as firewood, garden materials, etc.).
(3)
Side-entry garages.
Single-family homes with side-entry garages where lot frontage is only to one street (not a corner lot) shall have a minimum of twenty-five feet (25') from the door face of the garage or carport to the side property line for maneuvering.
(4)
Swimming pools.
Swimming pools shall be constructed and enclosed in accordance with the City Building Code, in article 3.02, division 2.
(5)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(6)
Other regulations.
Refer to Development Standards in division 5 and Use Regulations in division 4.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.063 SF-1, Single-Family Residential District.
(a)
General purpose and description.
The SF, Single-Family Residential District, is intended to provided for development of primarily low-density detached, single-family residences.
(b)
Permitted uses.
Those uses listed for the SF District in section 14.02.091 (Use Charts) as "A" or "S" are authorized uses allowed by right or special use, respectively. Special Use Permits must be approved utilizing procedures set forth in section 14.02.092.
Single-Family Residential District SF-1 Regulations | |
|---|---|
Building Placement from Property Line | |
Building Setback | |
Front | 25 feet |
Side | 7.5 feet |
Street side | 10 feet |
Street side (garage entry) | 25 feet |
Rear | 25 feet |
Accessory building | 5 feet |
Size of Lot | |
Lot size | 5,000 square feet (minimum) |
Lot width | 50 feet (minimum) |
Lot depth | 100 feet (minimum) |
Dwelling Area (Minimum) | |
Main building | 1,000 square feet |
Additional buildings | Must meet accessory dwelling unit section 14.02.091(g)(3) |
Height* | *All heights measured to eaves or base of parapet. |
Main building maximum | 2 stories, 35 feet maximum |
Accessory building maximum (not a dwelling) | 2 stories, 20 feet maximum |
First floor ceiling height | 8 feet minimum |
Parking | |
Required spaces (minimum) | 2 spaces per unit (off street) |
Parking drive width | 12 feet minimum |
Notes: |
|---|
Maximum lot coverage by main building, accessory buildings, and driveways: |
Lot area: 5,000 to 12,000 sf - 50% |
Lot area: 12,001 to 21,780 sf - 40% |
Lot area: 21,781 sf to 1 acre - 20% main building, 10% accessory buildings and driveway. |
(c)
Special requirements.
(1)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling purposes.
(2)
Open storage.
Open storage is prohibited (except for materials for the resident's personal use or consumption such as firewood, garden materials, etc.).
(3)
Side-entry garages.
Single-family homes with side-entry garages where lot frontage is only to one street (not a corner lot) shall have a minimum of twenty-five feet (25') from the door face of the garage or carport to the side property line for maneuvering.
(4)
Swimming pools.
Swimming pools shall be constructed and enclosed in accordance with the City Building Code, in article 3.02, division 2.
(5)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(6)
Other Regulations.
Refer to Development Standards in division 5.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.064 SF-TA, Single-Family Attached Residential District - Townhomes.
(a)
General purpose and description.
The SF-TA, Single-Family Attached Residential District - Townhomes is intended to promote stable, quality, attached residential development on individual lots at slightly increased densities. Individual ownership of each lot is encouraged. This district may be included within certain areas of neighborhoods or, when in accordance with the intent of the Comprehensive Plan, may provide a "buffer" or transition district between lower density residential areas and multiple-family or non-residential areas or major thoroughfares. A complex of attached single-family dwellings shall have a minimum length of three (3) dwelling units and shall not exceed two hundred ten feet (210') in length or the width of six (6) attached units, whichever is less.
(b)
Permitted uses.
Those uses listed for the SF-TA District in section 14.02.091 (Use Charts) as "A" or "S" are authorized uses allowed by right or special uses, respectively. Special use Permit must be approved utilizing procedures set forth in section 14.02.092.
Single-Family Attached Residential District-Townhomes SF-TA Regulations | |
|---|---|
Building Placement from Property Line | |
Building Setback | |
Front | 25 feet |
Side (common walls) | 0 feet |
Side (between buildings) | 15 feet |
Street side | 15 feet |
Street side (garage entry) | 25 feet |
Rear | 25 feet (minimum) |
Accessory building | 5 feet |
Size of Lot per Unit | |
Lot size | 2,000 square feet (minimum) |
Lot width | 20 feet (minimum) |
Lot depth | 100 feet (minimum) |
Dwelling Area (Minimum) | |
Floor area (minimum) | 1,000 square feet |
Height* | |
Building maximum | 2 stories, 30 feet maximum |
Accessory building maximum | 2 stories, 20 feet maximum |
First floor ceiling height | 8 feet minimum |
Parking | |
Required spaces (minimum) | 2 spaces per unit (off street) see additional require |
Parking drive width | 12 feet minimum |
Notes: | |
|---|---|
Maximum lot coverage by main building, accessory buildings, and driveways - 70%. | |
* | All heights measured to eaves or base of parapet. |
(c)
Size of yards.
(1)
Minimum side yard.
Single-family attached dwellings are not required to have a side yard, with the exception of a minimum fifteen-foot (15') side yard adjacent to a street. The ends of any two adjacent building complexes or rows of buildings shall be at least fifteen feet (15') apart. The required side yards shall be designated upon a plat approved by the City Council.
(d)
Parking regulations.
(1)
A minimum of two (2) covered and enclosed parking spaces for each dwelling unit, located behind the dwelling unit and accessed only from the rear via an alley or approved fire lane, and located on the same lot as each dwelling unit.
(2)
Additional parking shall be required for any recreational uses, clubhouse, temporary sales office and/or visitors at a ratio established for uses as outlined in section 14.02.121. Off-Street Parking and Loading Regulations.
(3)
Designated visitor parking spaces shall be provided in off-street, common areas at a ratio of not less than one (1) guest/visitor space per three (3) units.
(e)
Special requirements.
(1)
Separate utilities.
All utilities shall be provided separately to each lot within an SF-TA district so that each unit is individually metered.
(2)
Private yard.
Each SF-TA lot shall contain a private yard of not less than four hundred (400) square feet; such yard area(s) may be either a front yard, backyard or side yard. Calculation for a private yard area may include:
(3)
Useable open space requirement.
All SF-TA districts shall provide usable open space at the same ratio and conforming to the same criteria as specified below. Except as provided herein, any SF-TA subdivision shall provide useable open space which equals or exceeds twenty percent (20%) of the gross platted area, excluding rights-of-way for collector and larger sized streets. Useable open space shall not be required for an SF-TA development if it contains twenty (20) or fewer lots.
(4)
Maintenance requirements for common areas.
A property owners association is required for continued maintenance of common land and/or facilities.
(5)
Garage space required.
The elimination of a garage space by enclosing the garage with a stationary building wall is prohibited.
(6)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling purposes.
(7)
Open storage.
Open storage is prohibited (except for materials for the resident's personal use or consumption such as firewood, garden materials, etc.).
(8)
Side-entry garages.
SF-TA with side-entry garages where lot frontage is only to one street (not a corner lot) shall have a minimum of twenty-five feet (25') from the door face of the garage or carport to the side property line for maneuvering.
(9)
Swimming pools.
Swimming pools shall be constructed and enclosed in accordance with the City Building Code, article 302, division 2.
(10)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(11)
Other regulations.
Refer to Development Standards, division 5.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.065 MF-1 Multi-Family Residential District (Duplex/Triplex/Quadplex Attached).
(a)
General purpose and description.
The MF-1, Multi-Family Attached Residential District is intended to promote stable, quality, attached-occupancy residential development on lots at slightly increased densities. This district may be included within certain areas of neighborhoods or, when in accordance with the intent of the Comprehensive Plan, may provide a "buffer" or transition district between lower density residential areas or non-residential areas or major thoroughfares.
(b)
Permitted uses.
Those uses listed for the MF-1 District in section 14.02.091 (Use Charts) as "A" or "S" are authorized uses allowed by right or special use, respectively. Special Use Permit must be approved utilizing procedures set forth in section 14.02.092.
Multi-Family Residential District (Duplex/Triplex/Quadplex Attached) MF-1 Regulations | |
|---|---|
Building Placement from Property Line | |
Building Setback | |
Front | 25 feet |
Side | 7.5 feet |
Street side | 15 feet |
Street side (garage entry) | 25 feet |
Rear | 20 feet (minimum) |
Accessory building | 5 feet |
Size of Lot | |
Lot size | 6,000 square feet (minimum) |
Lot width | 60 feet (minimum) |
Lot depth | 100 feet (minimum) |
Dwelling Area (Minimum) | |
Floor area | 1,000 square feet per dwelling unit |
Height* | |
Building maximum | 2 stories, 30 feet maximum |
Accessory building maximum | 2 stories, 20 feet maximum |
First floor ceiling height | 8 feet minimum |
Parking | |
Required spaces (minimum) | 2 spaces per unit (off street) |
Parking drive width | 12 feet minimum |
Notes: | |
|---|---|
Maximum lot coverage by main building, accessory buildings, and driveways - 60%. | |
* | All heights measured to eaves or base of parapet. |
(c)
Special requirements.
(1)
Separate utilities.
All utilities shall be provided separately to each unit within an MF-1 district so that each unit is individually metered.
(2)
Garage space required.
The elimination of a garage space by enclosing the garage with a stationary building wall shall be prohibited, unless such action is otherwise granted by a Special Use Permit and at least one (1) garage (covered and enclosed) parking space remains.
(3)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling purposes.
(4)
Open storage.
Open storage is prohibited (except for materials for the resident's personal use or consumption such as firewood, garden materials, etc.).
(5)
Side-entry garages.
MF-1 with side-entry garages where lot frontage is only to one street (not a corner lot) shall have a minimum of twenty-five feet (25') from the door face of the garage or carport to the side property line for maneuvering.
(6)
Swimming pools.
Swimming pools shall be constructed and enclosed in accordance with the City Building Code, article 3.02, division 2.
(7)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(8)
Other regulations.
Refer to Development Standards, division 5.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.066 MF-2, Multiple-Family Residential District-Apartments.
(a)
General purpose and description.
The MF-2, Multiple-Family Residential District is an attached residential district intended to provide the highest residential density of up to eight (8) dwelling units per twenty thousand (20,000) square feet. The principal permitted land uses will include low-rise multiple-family dwellings and garden apartments. Recreational, religious, health and educational uses normally located to service residential areas are also permitted in this district. This district should be located adjacent to a major thoroughfare and may serve as a buffer between low or medium density residential development and non-residential development or high-traffic roadways.
(b)
Permitted uses.
Those uses listed for the MF-2 District in section 14.02.091 (Use Charts) as "A" or "S" are authorized uses allowed by right or special use, respectively. Special Use Permits must be approved utilizing procedures set forth in section 14.02.092.
Building Placement from Property Line | |
|---|---|
Multiple-Family Residential District- Apartments MF-2 Regulations | |
Building Setback see additional info below | |
Front (minimum) | 30 feet |
Side (minimum) | 15 feet |
Side street (minimum) | 25 feet |
Side — 2 stories/adjacent to single-family residential (minimum) | 60 feet |
Rear (minimum) | 25 feet |
Rear — 2 stories/adjacent to single-family residential (minimum) | 60 feet |
Size of Lot | |
Maximum density | 8 dwelling units per 20,000 square feet |
Lot size | 20,000 square feet (minimum) |
Dwelling Area | |
One bedroom unit | 500 square feet (minimum) |
Each additional bedroom | 150 square feet (minimum) |
Efficiency unit | 400 square feet (minimum) |
Height* | |
Building maximum | 30 feet (maximum) |
Number of stories | 2 (maximum) |
Accessory building maximum | 2 stories, 20 feet (maximum) |
First floor ceiling height | 8 feet (minimum) |
Parking | |
Required spaces (minimum) | 1.5 per dwelling unit |
Parking drive width | 12 feet (minimum) |
Notes: | |
|---|---|
Shared drives are encouraged between adjacent lots to minimize curb cuts. | |
* | All heights measured to eaves or base of parapet. |
(c)
Area regulations.
(1)
Size of lots.
(A)
Minimum lot area.
The minimum lot size shall be twenty thousand (20,000) square feet. Eight (8) dwelling units per gross 20,000 square feet.
(2)
Size of yards.
(B)
Minimum side yard.
Fifteen feet (15'); sixty feet (60') when building is more than one story in height and adjacent to a single-family zoning district.
(C)
Minimum rear yard.
Twenty-five feet (25'); sixty feet (60') when the building is more than one story and adjacent to a single-family zoning district.
(4)
Minimum floor area per dwelling unit.
(A)
Efficiency unit.
Four hundred (400) square feet per unit.
(B)
One-bedroom unit.
Five hundred (500) square feet per unit.
(C)
Units with two or more bedrooms.
Six hundred and fifty (650) square feet for the first two (2) bedrooms, plus an additional one hundred fifty (150) square feet for every bedroom over two (2).
(5)
Maximum lot coverage.
Fifty percent (50%) total, including main buildings and accessory buildings.
(d)
Parking regulations.
(2)
Parking adjacent to public streets.
All parking areas adjacent to public streets shall be screened from view. Screening may be in the form of live plant materials, berms, or brick/masonry walls or a combination thereof.
(3)
Covered parking and density bonuses.
A minimum of two (2) covered parking spaces shall be required for each unit that has two (2) or more bedrooms. One (1) covered space is required for efficiency and one bed units.
(e)
Refuse facilities.
(1)
Subject to applicable current legal requirements and refuse agency requirements.
(2)
Location.
Every MF-2 dwelling unit shall be located within two hundred and fifty feet (250') of a refuse facility; measured along the designated pedestrian and vehicular travel way. A refuse facility shall be a dumpster or other similar receptacle designed for receiving garbage in bulk for more than one dwelling. Refuse dumpsters shall be no closer than thirty feet (30') to any adjacent single-family property.
(3)
Screening.
Each refuse facility shall be screened on three (3) sides from the view of a person(s) standing at ground level on the site or immediately adjoining property. Said screening shall consist of a solid screening device constructed of materials approved by the Mayor/City Secretary or his/her designee and not less than six (6) feet in height and no more than eight feet (8') in height, or by an enclosure within a building. A gate on the fourth side is required. Refuse containers shall be provided and maintained in a manner to satisfy local public health and sanitary regulations. Each refuse facility shall be located to provide safe and convenient pickup by refuse collection agencies.
(f)
Usable open space.
(1)
Usable open space requirements.
Except as provided below, any MF-2 development shall provide useable open space which equals or exceeds twenty percent (20%) of the gross platted area, excluding parking and/or paved areas.
(2)
Specific criteria for usable open space.
Areas provided as usable open space shall meet the following criteria:
(A)
All MF-2 units must be located within at least six hundred feet (600') of a usable open space area. The Commission may recommend, and City Council may allow, this distance to be increased to up to one thousand two hundred feet (1,200') if the shape of the MF-2 development is irregular or if existing trees/vegetation on the site can be preserved by increasing the distance.
(B)
Individual usable open space areas shall be at least 20% in size. Useable open space must have no slope greater than ten percent (10%). At the time of site plan approval, the Commission may recommend, and the City Council may allow, full or partial credit for open areas that exceed the 10% maximum slope if it is determined that such areas are environmentally or aesthetically significant and that their existence enhances the development or the surrounding area.
(C)
Pools, tennis courts, walkways, patios, and similar outdoor amenities may be located within areas designated as useable open space. Areas occupied by enclosed buildings except for gazebos and pavilions, driveways, parking lots, overhead electrical transmission lines, drainage channels and antennas may not be included in calculating useable open space.
(D)
Within useable open space areas, there shall be at least one (1) tree for every four thousand (4,000) square feet of space. Any new trees shall be planted to meet this requirement and shall be a minimum of three inches (3") in caliper seven feet tall from the approved tree list.
(3)
Credit for off-site open space.
At the time of site plan approval, the Commission may recommend, and the City Council may allow, up to one-third (1/3) of the required open space to be credited for off-site dedicated open space that meets the development's needs in terms of adjacency, accessibility, usability, and design integration. The granting of any off-site credit for open space is a discretionary power of the City Council. The guidelines below may assist in considering if credit is appropriate:
(A)
Adjacency.
Is at least fifteen percent (15%) of the MF-2 boundary adjacent to park land?
(B)
Accessibility.
Are there defined pedestrian connections between the development and the park land?
(C)
Usability.
Is the park land immediately adjacent to the development suitable for use and accessible by residents?
(D)
Design integration.
Does the design of the development provide a significant visual and pedestrian connection to the park or other open space land?
(4)
Landscaped areas.
Additional common open space and landscaped areas that do not qualify as usable open space may be provided but shall not be counted toward the usable open space requirement.
(g)
Special requirements.
(1)
Building facade review.
Building facade (elevation) plans shall be submitted for Commission review and approval by the City Council along with the Site Plan. Facade plans shall clearly show how the building(s) will look, especially as viewed from the major thoroughfare upon which the property faces or sides and will portray a reasonably accurate depiction of the anticipated materials and colors to be used. The Mayor/City Secretary or his/her designee may, as deemed appropriate, require submission of additional information and materials, including actual samples of materials to be used, during the Site Plan review process.
(2)
Single-family units.
When constructed in this district shall conform to all applicable single-family district (SF-1) standards.
(3)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling purposes.
(4)
Open storage.
Open storage is prohibited.
(5)
Units near fire lanes.
The entire building footprint shall be no more than one hundred fifty feet (150') from a fire lane (measured by an unobstructed pathway, or route, for fire hoses).
(6)
Access to a parking area.
A paved walkway shall connect the front door of each ground floor unit to a parking area.
(7)
Length of buildings.
Buildings shall not exceed two hundred feet (200') in length.
(8)
Oversize parking areas.
Boats, campers, trailers, and other recreational vehicles shall be prohibited unless oversize parking areas are provided as part of the approved site plan. This parking area shall not be used to meet the minimum parking requirements and shall not be visible from a public street.
(9)
Signage.
All buildings containing residential units shall provide signage that clearly identifies the numbers (addresses) of the units within each building. Signage shall be visible from entrances into the complex or from vehicular drive aisles within the complex such that each individual unit is easy to locate by visitors, delivery persons, or emergency personnel. All signs must comply with all other applicable regulations.
(10)
Lighting.
All parking areas shall have appropriate lighting and shall be shielded and positioned such that no light adversely impacts adjacent residential areas. Dark sky lighting is encouraged.
(11)
Swimming pools.
Swimming pools shall be constructed and enclosed in accordance with the City Building Code, article 3.02, division 2.
(12)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(13)
Other regulations.
Refer to Development Standards, division 5.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.067 SF-MH, Single-Family Manufactured Existing Home District.
Manufactured Homes Existing District MH-1 Regulations | |
|---|---|
Building Placement | |
Building Setback | |
Front | 25 feet |
Side | 7.5 feet |
Rear | 10 feet, or 20 feet if adjacent to SF, MF-1, MF-2 districts |
Size of Lot | |
Maximum density | 1 unit per lot |
Unit size | 1,200 square feet (minimum) |
Lot size | 5,000 square feet (minimum) |
Lot width | 50 feet (minimum) |
Lot depth | 100 feet (minimum) |
Height* | |
Building maximum | 1 story, 20 feet (maximum) |
Accessory building | 1 story, 12 feet (maximum) |
First floor ceiling height | 7 feet minimum |
Parking | |
Required spaces (minimum) | 2 spaces per unit (off street) |
Parking drive width | 12 feet (minimum) |
Notes: | |
|---|---|
Maximum lot coverage by main building, accessory buildings, and driveways: | |
Lot area - 5,000 to 12,000 sf - 50%. | |
Lot area - 12,001 to 21,780 sf - 40%. | |
Lot area - 21,781 sf to 1 acre - 20% main building, 10% accessory buildings and driveway. | |
* | All heights measured to eaves or base of parapet. |
(a)
General purpose and description.
The purpose of this designation is to acknowledge existing Manufactured Homes within Single-Family Districts. Once a Manufactured Home or Mobile Home is removed, it must be replaced with a new HUD-Code Manufactured Home within thirty (30) days or the SF-MH designation shall revert to Single-Family (SF) district.
(c)
Special requirements.
(1)
On-site dwellings.
Recreational vehicles, travel trailers or motor homes may not be used for on-site dwelling purposes.
(2)
Open storage.
Open storage is prohibited (except for materials for the resident's personal use or consumption such as firewood, garden materials, etc.).
(3)
Side-entry garages.
Single-family manufactured homes with side-entry garages where lot frontage is only to one street (not a corner lot) shall have a minimum of twenty-five feet (25') from the door face of the garage or carport to the side property line for maneuvering.
(4)
Swimming pools.
Swimming pools shall be constructed and enclosed in accordance with the City Building Code, article 3.02, division 2.
(5)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(6)
Other regulations.
Refer to Development Standards, division 5.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.068 MU, Mixed Use District.
(a)
General purpose and description.
The MU, Mixed Use District is intended to provide for a mixture of retail, office, and residential uses in close proximity to enable people to live, work and purchase necessities in a single location. Bed-and-breakfast establishments could also be in this district. Additionally, pedestrian walkways and open areas are desired to promote a pedestrian-friendly environment. The following are key concepts that should be acknowledged through development practices within Mixed Use Districts:
(1)
Residential uses in conjunction with non-residential activities, possibly located above retail and office establishments.
(2)
All types of residential uses, including single-family homes, townhouses, and loft-style multiple-family units.
(3)
Central green spaces.
(4)
Traffic flows that enable people to move freely without the use of an automobile by emphasizing the pedestrian; and outside spaces, such as small parks, courtyards, and outdoor eating areas.
(b)
Permitted uses.
Those uses listed for the MU District in section 14.02.091 (Use Charts) as "A" or "S" are authorized uses allowed by right or special use, respectively. Special Use Permit must be approved utilizing procedures set forth in section 14.02.092.
Mixed Use District MU Regulations | |
|---|---|
Building Placement from Property Line | |
Building Setback | |
Front | 25 feet |
Side | 10 feet (minimum) |
Adjacent to SF District | 25 feet (minimum) |
Adjacent to any other use | 25 feet (minimum) |
Rear | 25 feet (minimum) |
Size of Lot | |
Along primary street | 60% minimum of lot width |
Along side street | 30% minimum of lot depth |
Lot size | 8,000 sq. ft.(minimum) |
Dwelling Area (Minimum) | |
Main building | 1, 5,000 square feet |
Additional buildings | Must meet accessory dwelling unit section 14.02.091(g)(3) |
Height* | |
Building maximum | 2 stories, 30 feet |
Accessory building maximum | 2 stories, 20 feet |
First floor ceiling height | 8 feet (minimum) |
Upper floor ceiling height | 8 feet (minimum) |
Ground floor finish level | 12" maximum above sidewalk |
Parking* | |
All uses | 1 space/400 square feet |
Parking drive width | 15 feet (minimum) |
Store Fronts | |
Awning depth | 10 feet (maximum) |
Front courtyards width | 70% of lot width (maximum) |
Balconies depth | 6 feet minimum or as approved by Fire Department |
Signs | |
Signs must comply with City sign ordinances. | |
Notes: | |
|---|---|
* | All heights measured to eaves or highest point of parapet. |
* | Parking drives should be placed at the rear of buildings where possible. On corner lots, primary parking drive shall not be located on primary street. |
* | Shared drives are encouraged between adjacent lots to minimize curb cuts. |
* | Parking may be provided off-site within 1,300 feet or as shared parking with neighbors. |
(d)
Area regulations.
(1)
Size of yards.
(B)
Minimum side yard.
Ten feet (10'); twenty-five feet (25') adjacent to a public street or residential lot.
(C)
Minimum rear yard.
Twenty-five feet (25').
(D)
Adjacent to a single-family district.
Any non-residential use that is over one (1) story in height and that is located adjacent to (and not across a right-of-way from) any single-family zoning district shall be setback from the applicable property line by 25'.
(2)
Maximum lot coverage.
Sixty percent (60%) total, including main buildings and accessory buildings.
(3)
Building size for non-residential structures.
The building footprint area shall be a minimum of fifteen hundred (1,500) square feet in size and shall not exceed twenty-five thousand (25,000) square feet in size.
(e)
Parking regulations.
Refer to section 14.02.121.
(1)
Shared parking.
The required number of parking spaces may be reduced if parking can be shared with an adjacent development(s) or use(s). Such a reduction must be approved as part of the site plan. In no case shall the required parking be reduced more than fifty percent (50%) of the required spaces, as set forth in section 14.02.121.
(g)
Special requirements.
(2)
Building facade plan.
Building facade (elevation) plans shall be submitted for Commission review and approval by the City Council along with the Site Plan. Facade plans shall clearly show how the building(s) will look, especially as viewed from the major thoroughfare upon which the property faces or sides and will portray a reasonably accurate depiction of the anticipated materials and colors to be used. The Mayor/City Secretary or his/her designee may, as deemed appropriate, require submission of additional information and materials, including actual samples of materials to be used, during the Site Plan review process.
(3)
Required massing for non-residential structures.
In order to ensure the aesthetic value and visual appeal of non-residential land uses and structures, the facades of all structures must be offset, varied and articulated, at least three feet (3') in depth for every thirty feet (30') in horizontal and/or vertical surface length. Such facade offsets as required herein shall be shown, along with calculations verifying that the building elevations meet the above requirement, on the Building Facade Plan.
(4)
Architectural design.
The architecture of development(s) shall achieve a majority of the following objectives:
(A)
Architectural compatibility.
(B)
Human scale design.
(C)
Integration of uses.
(D)
Encouragement of pedestrian activity.
(E)
Buildings that relate to, and are oriented toward, the pedestrian areas and surrounding buildings.
(F)
Residential scale buildings.
(G)
Buildings that are designed with facade variation.
(H)
Buildings that contain special architectural features to signify entrances.
(I)
Buildings that focus activity around a central green space.
(5)
Open storage.
Open storage is prohibited.
(6)
Outside display.
Outside display of merchandise and seasonal items, such as Christmas trees and pumpkins shall be limited to the following:
(A)
Outside display areas shall not be placed or located more than thirty feet (30') from the main building.
(B)
Outside display areas shall not occupy any of the parking spaces that are required by this article for the primary use(s) of the property, except on a temporary basis only, which is a maximum of 45 days per display.
(C)
Outside display areas shall not pose a safety or visibility hazard, nor impede public vehicular or pedestrian circulation, either on-site or off-site, in any way.
(D)
Outside display areas shall not extend into public right-of-way or onto adjacent property.
(E)
Outside display items shall be displayed in a neat, orderly manner, and the display area shall be maintained in a clean, litter-free manner.
(7)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling or non-residential purposes.
(8)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(9)
Other regulations.
Refer to Development Standards, division 5, Use Regulations, division 4.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.069 C-1, Commercial General.
(a)
General purpose and description.
The C-1, Commercial General District is intended to provide a location for an office complex (campus), retail, warehousing and other allowed commercial uses. Uses within the District would also provide a concentrated employment center within the City. Convenient regional access via major thoroughfares, such as Interstate Highway 195, and major collector streets are primary locational considerations.
(b)
Permitted uses.
Those uses listed for the C-1, Commercial General District in section 14.02.091 (Use Charts) as "P" or "S" are authorized uses permitted by right or special use, respectively. Special Use Permit must be approved utilizing procedures set forth in section 14.02.092.
Commercial General District C-1 Regulations | |
|---|---|
Building Placement from Property Line | |
Build-to Line (Distance from Property Line, excluding sidewalk or other right-of-way or easements) | |
Front | 25 feet |
Building Setback | |
Side | 15 feet; 25 feet adjacent to public street or residential lot |
Rear | 25 feet |
Adjacent to SF District | 60 feet |
Building Form | |
Lot size | 20,000 sq. ft. (minimum) |
Non-residential structure | Maximum 50,000 sq. ft. |
Maximum lot coverage | 60% including main and accessory buildings |
Height* | |
Building maximum | Maximum two stories or 40' |
Accessory building maximum | Maximum 1 story or 25' |
Ground floor finish level | 12" maximum above sidewalk |
Parking** | |
Loading Spaces | |
< 15,000 s.f. | None, except a grocery store greater than 5,000 square feet requires 1 space |
15,000 to 25,000 s.f. | 1 space |
Notes: | |
|---|---|
Loading spaces shall be a minimum of 12 feet wide, 40 feet in length, and have a minimum 14-foot vertical clearance. | |
* | All heights measured to eaves or highest point of parapet. |
** | Parking drives should be placed at the rear of buildings where possible. On corner lots, primary parking drive shall not be located on primary street. |
** | Shared drives are encouraged between adjacent lots to minimize curb cuts. |
** | Parking may be provided off-site within 1,300 feet or as shared parking with neighbors. |
** | Secure bicycle parking must be provided. |
(c)
Area regulations.
(2)
Size of yards.
(B)
Minimum side yard.
Fifteen feet (15'); twenty-five feet (25') adjacent to a public street or residential lot.
(C)
Minimum rear yard.
Twenty-five feet (25').
(D)
Adjacent to a single-family district.
Any commercial use that is over one (1) story in height and that is located adjacent to (and not across a right-of-way from) any single-family zoning district shall be setback from the applicable property line by sixty feet (60').
(3)
Maximum lot coverage.
Sixty percent (60%) total, including main buildings and accessory buildings.
(4)
Building size for non-residential structures.
The building footprint area shall not exceed fifty thousand (50,000) square feet in size.
(f)
Special district requirements.
(1)
Building facade review.
Building facade (elevation) plans shall be submitted for Commission review and approval by the City Council along with the Site Plan. Facade plans shall clearly show how the building(s) will look, especially as viewed from the major thoroughfare upon which the property faces or sides and will portray a reasonably accurate depiction of the anticipated materials and colors to be used. The Mayor City Secretary or his/her designee may, as deemed appropriate, require submission of additional information and materials, including actual samples of materials to be used, during the Site Plan review process.
(2)
Required massing for non-residential structures.
In order to ensure the aesthetic value and visual appeal of non- residential land uses and structures, the facades of all structures must be offset, varied and articulated, at least three feet (3') in depth for every fifty feet (50') in horizontal and/or vertical surface length. Such facade offsets as required herein shall be shown, along with calculations verifying that the building elevations meet the above requirement, on the Building Facade Plan.
(3)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling or non-residential purposes.
(4)
Open storage.
Open storage is prohibited.
(5)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(6)
Other regulations.
Refer to Development Standards, division 5, Use Regulations, division 4.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.070 C-2, Commercial, Light Industrial District.
(a)
General purpose and description.
The C-2, Commercial, Light Industrial District is intended to provide a location for commercial and service-related establishments. Uses in this district may utilize open storage areas that are screened from public view. The uses envisioned for the district will typically utilize small sites and have operational characteristics that are generally not compatible with residential uses and most other types of non-residential uses within the City.
(b)
Permitted uses.
Those uses listed for the C-2, Commercial District in section 14.02.091 (Use Charts) as "A" or "S" are authorized uses allowed by right or special use, respectively. Special Use Permit must be approved utilizing procedures set forth in section 14.02.092.
Commercial, Light Industrial District C-2 Regulations | |
|---|---|
Building Placement from Property Line | |
Build-to Line (Distance from Property Line, excluding sidewalk or other right-of-way or easements) | |
Front | 25 feet |
Building Setback | |
Side | 15 feet |
Rear | 25 feet |
Building Form | |
Along primary street | 60% minimum of lot width |
Along side street | 30% minimum of lot depth |
Lot size | 20,000 square feet (minimum) |
Height* | |
Building maximum | 2 stories, 40 feet |
Accessory building maximum | 2 stories, 25 feet |
Ground floor finish level | 12" maximum above sidewalk |
First floor ceiling height | 8 feet (minimum) |
Upper floor ceiling height | 8 feet (minimum) |
Parking** | |
Loading Spaces | |
< 15,000 s.f. | None, except a grocery store greater than 5,000 square feet requires 1 space |
15,000 to 50,000 s.f. | 1 space |
> 50,000 s.f. | 2 spaces |
Notes: | |
|---|---|
Loading spaces shall be a minimum of 12 feet wide, 40 feet in length, and have a minimum 14-foot vertical clearance. | |
* | All heights measured to eaves or highest point of parapet. |
** | Parking drives should be placed at the rear of buildings where possible. On corner lots, primary parking drive shall not be located on primary street. |
** | Shared drives are encouraged between adjacent lots to minimize curb cuts. |
** | Parking may be provided off-site within 1,300 feet or as shared parking with neighbors. |
** | Secure bicycle parking must be provided. |
(c)
Area regulations.
(2)
Size of yards.
(B)
Minimum side yard.
Fifteen feet (15'); twenty-five feet (25') adjacent to a public street or residential lot.
(C)
Minimum rear yard.
Twenty-five feet (25').
(D)
Adjacent to a single-family district.
Any commercial use that is over one (1) story in height and that is located adjacent to (and not across a right-of-way from) any single-family zoning district shall be setback from the applicable property line by sixty feet (60').
(3)
Maximum lot coverage.
Sixty percent (60%) total, including main buildings and accessory buildings.
(4)
Building size for non-residential structures.
The building footprint area shall not exceed fifty thousand (50,000) square feet in size.
(f)
Special requirements.
(1)
Building facade plan.
Building facade (elevation) plans shall be submitted for Commission review and approval by the City Council along with the Site Plan. Facade plans shall clearly show how the building(s) will look, especially as viewed from the major thoroughfare upon which the property faces or sides and will portray a reasonably accurate depiction of the materials and colors to be used. The Mayor/City Secretary or his/her designee may, as deemed appropriate, require submission of additional information and materials, including actual samples of materials to be used, during the Site Plan review process.
(2)
Required massing for non-residential structures.
In order to ensure the aesthetic value and visual appeal of non- residential land uses and structures, the facades of all structures must be offset, using varied building materials and/or articulated entryway. Such facade offsets as required herein shall be shown, along with calculations verifying that the building elevations meet the above requirement, on the Building Facade Plan.
(3)
Outside display.
Outside display of merchandise and seasonal items, such as Christmas trees and pumpkins shall be limited to the following:
(A)
Outside display areas shall not be placed or located more than thirty feet (30') from the main building.
(B)
Outside display areas shall not occupy any of the parking spaces that are required by this article for the primary use(s) of the property, except on a temporary basis only, which is a maximum of 45 days per display.
(C)
Outside display areas shall not pose a safety or visibility hazard, nor impede public vehicular or pedestrian circulation, either on-site or off-site, in any way.
(D)
Outside display areas shall not extend into public right-of-way or onto adjacent property.
(E)
Outside display items shall be displayed in a neat, orderly manner, and the display area shall be maintained in a clean, litter-free manner.
(4)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling, non-residential purposes, or stored on property for any purpose other than working commercial use with a Special Use Permit.
(5)
Open storage.
Open storage is limited to a maximum of ten percent (10%) of the total lot area, shall not be located in front of or on top of the building, shall not be located facing any street, and must be screened in accordance with the provisions of section 14.02.123. They cannot be visible from any public street or adjacent property.
(6)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(7)
Other regulations.
Refer to Development Standards, division 5.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.071 CBD, Central Business District.
(a)
General purpose and description.
The CBD, Central Business District is intended to maintain vitality as a focus for community and to provide for a wide variety of business, residential, and civic activities within the central core area of the City. The District regulations are designed to encourage a mix of functions including retail, service, office, and residential. The further purpose of the CBD is to establish special land use and urban design criteria for the development and preservation of the character of the Main Street area as represented by the existing structures, so that the new buildings that are designed and placed in the CBD will reflect that character and maintain a generally harmonious appearance of existing structures using complimentary scale, form, color, proportion, texture and material. Preservation of the CBD promotes and protects the economic, cultural, educational, and general welfare of the public. One single-family residential unit is permitted including a loft apartment using no more than 50 percent of ground level or total building square footage. Business retail area must be building frontage on primary street/roadway.
(b)
Permitted uses.
Those uses listed for the Central Business District in Section 4.1. (Use Charts) as "A" or "S" are authorized uses allowed by right or special use, respectively. Special Use Permit must be approved utilizing procedures set forth in Section 4.2.
Central Business District CBD Regulations | |
|---|---|
Building Placement from Property Line | |
Build-to Line (Distance from Property Line, including sidewalk or other right- of-way or easements) | |
Front | 6 feet |
Side street on corner lot | 0 feet |
Building Setback | |
Side | 0 feet |
Adjacent to residential | 7.5 feet |
Rear | 15 feet |
Adjacent to residential | 25 feet |
Height* | |
Building minimum | 16 feet |
Building maximum | 3 stories, 45 feet |
Accessory building maximum | 2 stories, 30 feet |
Ground floor finish level | 12" maximum above sidewalk |
First floor ceiling height | 10 feet minimum |
Upper floor ceiling height | 8 feet minimum |
Parking** | |
Uses < 1,000 s.f. | No off-street parking required |
Uses > 3,000 s.f. | 1 space/450 square feet |
Retail and office use | 1 space/1,000 square feet of gross floor space |
Residential uses | 1 space/unit |
Other uses | 1 space/450 square feet |
Parking drive width | 15 feet maximum |
Sidewalks | |
A concrete sidewalk with a minimum width of 6 feet shall be provided along all property lines adjacent to a public right-of-way. Sidewalks to be built to City standard. | |
Standards for Facades Facing Street Right-of-Way or Pedestrian-Oriented Areas | |
Awnings*** | |
Depth | 10 feet maximum; not to exceed width of sidewalk |
Material | Metal or fabric; must be maintained free of rust, holes, or tears |
Front Patio | |
Width | Minimum 6 foot does not encroach on pedestrian 6-foot min sidewalk |
Balconies | |
Depth | 6 feet minimum or as approved by Fire Department |
Articulation | |
False fronts or parapets may be added to existing buildings to add character and detail to simple facades. | |
Any new facade shall avoid long, monotonous, uninterrupted frontage wherever such facades are publicly visible. No more than eight feet of horizontal distance of exterior wall shall be provided without facade articulation/architectural relief for any facade facing a street right-of-way or pedestrian-oriented area. Facade articulation/architectural relief can include pilasters, windows, entrances, arcades, awnings/canopies, or other design features that modulate the building mass or surface texture. | |
Exterior Finishes | |
Predominant exterior finish shall be fired brick or other masonry materials. Materials other than fired brick shall be considered during the plan review process, and determination of approval shall be based upon whether such materials are similar in appearance and quality to fired brick or other masonry materials. | |
Glass material shall be permitted for less than 70% of the exterior facade of a structure. | |
Trim shall be complementary to the predominant style and colors of the facade. | |
Windows, Doors, and Other Openings | |
Reflective glass shall not be used for windows of any structures; detailing for windows, doors, and other openings shall be of wood, glass, or a metal material. | |
Signs | |
Signs must comply with applicable City sign ordinances. | |
Notes: | |
|---|---|
* | All heights measured to eaves or highest point of parapet. |
** | One row of parking may be provided within the 40-foot setback between the property line and the building. |
** | Parking drives should be placed at the rear of buildings where possible. On corner lots, primary parking drive shall not be located on primary street. |
** | Shared drives are encouraged between adjacent lots to minimize curb cuts. |
** | Parking may be provided off-site within 1,300 feet or as shared parking with neighbors. |
*** | Encouraged in the CBD and otherwise as needed to overlap sidewalk to provide protection for pedestrians. |
(c)
(d)
Parking regulations.
Refer to section 14.02.121.
(1)
Parking for retail uses and office uses.
One (1) space per 1,000 square feet of gross floor space. Stacking spaces shall be as required within section 14.02.121(c)(12).
(2)
Materials for parking for non-residential uses.
Parking areas shall be constructed with an all-weather surface in a manner that is consistent with the City Technical Construction Standards and Specifications (TCSS) Manual.
(3)
Shared parking.
The required number of parking spaces may be reduced if parking can be shared with an adjacent development(s) or use(s). Such a reduction must be approved as part of the site plan. In no case shall the required parking be reduced more than fifty percent (50%) of the required spaces, as set forth in section 14.02.121.
(f)
Special requirements.
(1)
Design criteria for development within the CBD District.
(2)
Building facade plan for external alterations, new development or redevelopment.
Building facade (elevation) plans shall be submitted for Commission review and approval by City Council along with the Site Plan. Facade plans shall clearly show how the building(s) will look, especially as viewed from the major thoroughfare upon which the property faces or sides and will portray a reasonably accurate depiction of the anticipated materials and colors to be used. The Commission may, as deemed appropriate, require submission of additional information and materials, including actual samples of materials to be used, during the Site Plan review process.
(3)
Required massing for external alterations, new development or redevelopment projects with non-residential structures.
In order to ensure the aesthetic value, and flow of pedestrian traffic, and visual appeal of non-residential land uses and structures, there must be a recessed concave main entry way. Any new facade shall avoid long, monotonous, uninterrupted frontage wherever such facades are publicly visible. No more than eight feet (8') of horizontal distance of exterior wall shall be provided without facade articulation/architectural relief for any facade facing a street right-of-way or pedestrian-oriented area. Facade articulation/architectural relief can include pilasters, windows, entrances, arcades, awnings/canopies, or other design features that modulate the building mass or surface texture. Such facade as required herein shall be shown, along with calculations verifying that the building elevations meet the above requirement, on the Building Facade Plan. Refer to section 14.02.128 for the definition of articulation.
(4)
Architectural design for external alterations, new development or redevelopment.
The architecture shall achieve a majority of the following objectives:
(A)
Architectural compatibility.
(B)
Human scale design.
(C)
Integration of uses.
(D)
Encouragement of pedestrian activity.
(E)
Buildings that relate to, and are oriented toward, the pedestrian areas and surrounding buildings.
(F)
Residential scale buildings.
(G)
Buildings that are designed with facade variation.
(H)
Buildings that contain special architectural features to signify entrances.
(I)
Buildings that focus activity around a central green space.
(5)
Open storage.
Open storage is prohibited.
(6)
Outside display for retail uses.
Outside display of merchandise and seasonal items, such as Christmas trees and pumpkins, that is associated with a primary retail use is permitted on the same lot as that retail use in the front yard area. Outside display shall be limited to the following:
(A)
Outside display areas shall not be placed or located more than thirty feet (30') from the main building.
(B)
Outside display areas shall not occupy any of the parking spaces that are required by this article for the primary use(s) of the property, except on a temporary basis only, which is a maximum of 45 days per display.
(C)
Outside display areas shall not pose a safety or visibility hazard, nor impede public vehicular or pedestrian circulation, either on-site or off-site, in any way.
(D)
Outside display areas shall not extend into public right-of-way or onto adjacent property.
(E)
Outside display items shall be displayed in a neat, orderly manner, and the display area shall be maintained in a clean, litter-free manner.
(7)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling, non-residential purposes, or stored for purposes other than working commercial uses without a Special Use Permit.
(8)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(9)
Other regulations.
Refer to Development Standards, division 5.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.072 PO, Parks and Open Space District.
(a)
General purpose and description.
The purpose of the PO Parks and Open Space District is to designate public and quasi-public open space for recreation and/or environmental conservation and to allow recreation sites to be developed with multiple buildings, facilities, and equipment, as appropriate.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.073 IM, Institutional/Municipal District.
(a)
General purpose and description.
The purpose of the IM Institutional/Municipal District permits public and quasi-public uses to be developed with multiple buildings, facilities, and equipment, as appropriate.
(b)
Permitted uses.
Those uses listed for the Institutional/Municipal District in section 14.02.091 (Use Charts) as "A" or "S" are authorized uses allowed by right or special use, respectively. Special Uses Permits must be approved utilizing procedures set forth in section 14.02.092.
Institutional/Municipal District IM Regulations | |
|---|---|
Building Placement from Property Line | |
Building Setback | |
Front (minimum) | 40 feet |
Side (minimum) | 15 feet |
Rear (minimum) | |
Adjacent to residential | 40 feet |
Adjacent to any other use | 15 feet |
Building Form* | |
Building Minimum | |
See section 14.02.036 | |
Height** | |
Building maximum | See section 14.02.036 |
Accessory building maximum | See section 14.02.036 |
Parking*** | |
Required spaces | See section 14.02.121 |
Parking drive width | 25 feet minimum |
Loading Spaces | |
< 15,000 s.f. | None, except a grocery store greater than 5,000 square feet requires 1 space |
15,000 to 50,000 s.f. | 1 space |
> 50,000 s.f. | 2 spaces |
Notes: | |
|---|---|
* | All floors must have a ground-floor entrance that faces the primary street or side street. |
** | All heights measured to eaves or highest point of parapet. |
*** | Shared drives are encouraged between adjacent lots to minimize curb cuts. |
*** | Parking may be provided off-site or as shared parking with neighbors. Refer to section 14.02.121. |
(c)
Special requirements.
(1)
On-site dwellings.
Recreational vehicles, manufactured homes, travel trailers or motor homes may not be used for on-site dwelling purposes.
(2)
Open storage.
Open storage is prohibited.
(3)
Swimming pools.
Swimming pools shall be constructed and enclosed in accordance with the City Building Code, article 3.02, division 2.
(4)
Land uses.
Site plan approval (see section 14.02.036) shall be required for any non-residential use (such as a school, church, childcare center, private recreation facility, etc.) in the IM District. Any land use that may be permitted in this district shall conform to the District standards.
(5)
Temporary facilities.
There shall be no permanent use of temporary facilities or buildings.
(6)
Other regulations.
Refer to Development Standards, division 5.
(Ordinance 02062024-01 adopted 2/8/2024)
§ 14.02.074 Planned Development District.
(a)
General purpose and description.
The Planned Development District "PD" prefix is intended to provide for development of a minimum of one (1) or more acres and a minimum of five (5) houses with primarily low-density, detached, single-family residences combining and mixing of uses allowed in various districts with appropriate regulations and to permit flexibility in the use and design of land and buildings in situations where modification of specific provisions of this section is not contrary to its intent and purpose or significantly inconsistent with the planning on which it is based and will not be harmful to the community. A PD district may be used to permit new and innovative concepts in land utilization. While great flexibility is given to provide special restrictions which will allow development not otherwise permitted, procedures are established herein to insure against misuse of the increased flexibility.
(b)
Permitted uses.
Any use specified in this article shall be permitted in that district. The size, location, appearance, and method of operation may be specified to the extent necessary to insure compliance with the purposes of this section.
(c)
Development standards.
(1)
Development standards for each separate PD district shall be set forth in the ordinance granting the PD district and may include but shall not be limited to uses, density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations, coverage, floor area ratio, parking, access, screening, landscaping, accessory buildings, signs, lighting, management associations, and other requirements as the City Council may deem appropriate.
(2)
In the PD district, the particular district(s) to which uses specified in the PD are most similar shall be stated in the granting ordinance. All PD applications shall list all requested exceptions to the standard requirements set forth throughout this article. PD applications without this list will be considered incomplete.
(3)
The ordinance granting a PD district shall include a statement as to the purpose and intent of the PD granted therein. A specific list is required of variances in each district or districts and a general statement citing the reason for the PD request.
(4)
The Planned Development District shall conform to all other sections of the ordinance and this section; unless specifically exempted in the granting ordinance.
(d)
Conceptual and development plans.
In establishing a Planned Development District, the City Council shall approve and file as part of the amending ordinance appropriate plans and standards for each Planned Development District. During the review and public hearing process, the City Council shall require a conceptual plan and a development plan (or detail site plan).
(1)
Conceptual plan.
The applicant shall submit this plan. The plan shall show the applicant's intent for the use of the land within the proposed planned development district in a graphic manner and shall be supported by written documentation of proposals and standards for development.
(A)
A conceptual plan for residential land use shall show general use, thoroughfares, and preliminary lotting arrangements. For residential development which does not propose platted lots, the conceptual plan shall set forth the size, type, and location of buildings and building sites, access, density, building height, fire lanes, screening, parking areas, landscaped areas, and other pertinent development data.
(B)
A conceptual plan for uses other than residential uses shall set forth the land use proposals in a manner to adequately illustrate the type and nature of the proposed development. Data which may be submitted by the applicant, or required by the City Council, may include but is not limited to the types of use(s), topography, and boundary of the PD area, physical features of the site, existing streets, alleys, and easements, location of future public facilities, building heights and locations, parking ratios, and other information to adequately describe the proposed development and to provide data for approval which is to be used in drafting the final development plan.
(C)
Changes of detail which do not alter the basic relationship of the proposed development to adjacent property and which do not alter the uses permitted or increase the density, building height, or coverage of the site and which do not decrease the off-street parking ratio, reduce the yards provided at the boundary of the site, or significantly alter the landscape plans as indicated on the approved conceptual plan may be authorized by the building official or his designated representative. If an agreement cannot be reached regarding whether or not a detail site plan conforms to the original concept plan, the City Council shall determine the conformity.
(2)
Development plan or detailed site plan.
This plan shall set forth the final plans for development of the Planned Development District and shall conform to the data presented and approved on the conceptual plan. Approval of the development plan shall be the basis for issuance of a building permit. The development plan may be submitted for the total area of the PD or for any section or part as approved on the conceptual plan. The development plan must be approved by the City Council. A public hearing on approval of the development plan shall be required at the council level, unless such a hearing is waived pursuant to subsection (d)(3)(A) of this section at the time of conceptual plan approval in the original amending ordinance. The development plan shall include:
(A)
A site inventory analysis including a scale drawing showing existing vegetation, natural watercourses, creeks or bodies of water, and an analysis of planned changes in such natural features as a result of the development. This should include a delineation of any floodprone areas.
(B)
A scale drawing showing any proposed public or private streets and alleys; building sites or lots; and areas reserved as parks, parkways, playgrounds, utility easements, school sites, street widening and street changes; the points of ingress and egress from existing streets; general location and description of existing and proposed utility services, including size of water and sewer mains; the location and width for all curb cuts and the land area of all abutting sites and the zoning classification thereof on an accurate survey of the tract with the topographical contour interval of not more than five feet.
(C)
A site plan for proposed building complexes showing the location of separate buildings, and between buildings and property lines, street lines, and alley lines. Also to be included on the site plan is a plan showing the arrangement and provision of off-street parking.
(D)
A landscape plan showing screening walls, ornamental planting, wooded areas, and trees to be planted.
(E)
An architectural plan showing elevations and signage style to be used throughout the development in all districts except single-family and two-family may be required by the City Council if deemed appropriate. Any or all of the required information may be incorporated on a single drawing if such drawing is clear and can be evaluated by the Building Official or his designated representative.
(3)
Procedure for establishment.
The procedure for establishing a Planned Development District shall follow the procedure for zoning amendments as set forth in section 1.043 [Section 14.02.034]. This procedure is expanded as follows for approval of conceptual and development plans.
(A)
Separate public hearings shall be held by the City Council for the approval of the conceptual plan and the development plan or any section of the development plan, unless such requirement is waived by the City Council upon a determination that a single public hearing is adequate. A single public hearing is adequate when:
(i)
The applicant submits adequate data with the request for the Planned Development District to fulfill the requirements for both plans; or
(ii)
Information on the concept plan is sufficient to determine the appropriate use of the land and the detail site plan will not deviate substantially from it; and
(iii)
The requirement is waived at the time the amending ordinance is approved. If the requirement is waived, the conditions shall be specifically stated in the amending ordinance.
(B)
The ordinance establishing the Planned Development District shall not be approved until the conceptual plan is approved.
(C)
The development plan may be approved in stages. When the plan is approved in stages, the separate approvals by the City Council for the initial and subsequent stages will be required.
(D)
An initial development plan shall be submitted for approval within six (6) months from the approval of the conceptual plan or some portion of the conceptual plan. If the development plan is not submitted within six (6) months, the conceptual plan is subject to reapproval by the City Council. If the entire project is not completed within two (2) years, the City Council may review the original conceptual plan to ensure its continued validity.
(E)
Regardless of whether the public hearing is waived for the development plan, approval by the City Council is still required.
(e)
Written report may be required.
When a PD is being considered, a written report may be requested of the applicant discussing the impact on planning, engineering, water utilities, electric, sanitation, building inspection, tax, police, fire, and traffic. Written comments from the applicable public school district and from private utilities may be submitted to the City Council.
(f)
Planned developments to be recorded.
All planned development districts approved in accordance with the provisions of this article in its original form, or by subsequent amendment thereto, shall be referenced on the zoning district map, and a list of such planned development districts, together with the category of uses permitted therein, shall be maintained on the City's website.
(g)
Signs.
Signs in this district shall comply with the requirements of the City sign ordinance (as amended).
Planned Development District | |
|---|---|
PD Regulations | |
Building Placement from Property Line | |
Building Setback | |
Front | 25 feet |
Side | 5 feet |
Street side | 10 feet |
Street side (garage entry) | 25 feet |
Rear | 25 feet |
Accessory building | 5 feet |
Building Form | |
Lot area | 4,500 square feet (minimum) |
Lot width | 40 feet (minimum) |
Lot depth | 112.5 feet (minimum) |
Height* | |
Building maximum | 2 stories, 30 feet maximum |
Accessory building maximum | 2 stories, 20 feet maximum |
First floor ceiling height | 8 feet minimum |
Floor area (minimum) | 1,000 square feet |
Parking** | |
Required spaces (minimum) | 2 spaces per unit (off street) |
Parking drive width | 12 feet minimum |
Notes: | |
|---|---|
* | All heights measured to eaves or base of parapet. |
** | Maximum Lot Coverage by main building, accessory buildings, and driveways-60%. |
(Ordinance 02062024-01 adopted 2/8/2024)