Within each zoning district is contained a section entitled "regulations" which provides the framework for regulating the spatial characteristics of building sites, (i.e., yard setbacks, building heights, lot sizes, etc.) to ensure adequate light, open space, access and aesthetics. Further criteria that are contained within this article provide detailed regulations and restrictions in order to protect neighboring uses from possible adverse impacts associated with a given use. These criteria are intended to protect the general health, safety and welfare by limiting where uses may be established, ensuring that traffic congestion is minimized, controlling the intensity of use and prescribing other such performance criteria as may be necessary to meet the defined purposes of this ordinance. Because flexibility in applying the basic zoning regulations is a primary focus of this ordinance, a comprehensive performance evaluation process is incorporated as an alternative to more standard regulations to review proposed uses on the basis of performance. It is also intended to ensure compatibility between neighboring, and perhaps dissimilar land uses. The City Manager may direct the developer in the application of site performance criteria to a new development to provide for greater creativity and flexibility in the design and layout of the proposed development.

Several terms are used within the text or tables of this article that warrant clarification. In addition to the definitions set forth in Article 2, the following words shall have the meanings hereinafter set forth.

This section contains those basic standards applicable to the districts' varied uses permitted within this ordinance. The standards as contained in § 18.04:4 are minimum standards and must be met by each use as specified. The minimum development/lot area specifies the minimum lot size for which development may be proposed. The floor area ratio controls the amount of building floor area permitted per unit of lot area. Finally, the open space ratio regulates the undeveloped open space that must be provided per use type in a given district.

This section classifies all land uses permitted by this ordinance according to their degree of intensity or impact they are likely to impose on adjacent land uses. All uses within a specific class (§ 18.05:1) are considered to have equal impact relative to neighboring uses. Greater intensity impacts may include increased vehicular or pedestrian traffic and associated noise and congestion, larger signs, exterior lighting, more dominating buildings, increased stormwater runoff associated with larger roof surfaces and parking areas and other similar factors. The individual zoning district controls whether or not a specific use can develop on a lot in that district, while the land use classes are fundamental in determining the level of protection required. The range of land use classes open to a use does not affect whether it can locate on its lot, but only how it can develop on that lot.

Performance standards are specified for each land use class. A use that exceeds any single standard in a land use class moves that use to the next higher land use class. In the event that a specified use does not appear in the next higher land use class, it may not exceed any single criteria in the land use class in which it is listed.

The buffer yard is a designated unit of yard or open area together with any plant materials, barriers or fences required thereon. Both the amount of land and the type and amount of landscaping specified are designated to lessen impacts between adjoining land uses. By using both distance and landscaping, potential nuisances such as noise, glare, activity, dirt, unsightly parking areas, and so forth, will be minimized.

The buffer yard requirements must be flexible. A single standard applied to all circumstances may not function well or might impose unnecessary hardship (cost) on a developer as well as promote monotony. As expressed in the following diagram in § 18.06:3, differing buffer yard requirements are warranted depending upon the characteristics of the uses involved. It is a further intent of the following provisions to provide flexibility to the developer or property owner through the combination of four basic elements: distance, plant material type, plant material density and structural or land forms.

Within this section are specified detailed regulations applicable to specific land uses. It is felt that standards, above and beyond those imposed by other sections of this ordinance, are necessary for certain uses.