Establishment of districts. In order to carry out the intent and purpose of this chapter, the city is hereby divided into the following districts:

(a)

Residential agriculture (R-A). The purpose of the R-A district is to permit a combination of low density residential uses of various types, limited agricultural activities and associated activities.

(b)

Low density single-family residential (R-1). The purpose of the R-1 district is to accommodate purely low density single-family residential development and to protect such development from unrelated and incompatible uses.

(c)

Medium density single-family residential (R-2). The purpose of the R-2 district is to accommodate single-family residential development in locations that would serve as transitions between higher density residential land uses and single-family neighborhoods.

(d)

High density single-family residential (R-3). The R-3 district is designed to accommodate single-family residential developments. These districts will be located in areas with convenient access to collector and arterial streets and can be developed as transitional uses between single-family districts and commercial districts.

(e)

Single-family attached residential (SFA). The SFA district is designed to accommodate townhomes and other attached housing products that serve as an appropriate transitional use from denser and for intensive uses. The district can accommodate single-family residential uses alone, or in combination with a horizontal mix of uses, where appropriately buffered or transitioned.

(f)

Multifamily residential (MFR). The MFR district is designed to accommodate high density residential multifamily developments; to accommodate infill development that is in keeping with the physical character of existing neighborhoods; and to accommodate uses and structures designed to serve the housing, recreational, educational, religious, and social needs of the neighborhood. The district can accommodate single-family and multifamily residential uses alone, or in combination with a horizontal or vertical mix of uses, where appropriately buffered or transitioned.

(g)

Dense residential in-fill (DRI-6). The DRI-6 district is narrowly defined to accommodate dense residential single-family detached developments primarily comprised of site-built homes having a single dwelling unit except as otherwise provided herein and designed for in-fill development on small lots (7,000 square feet or less) within appropriate existing urban or more intensive areas of development. Upon a special use application, a detached industrialized home may be approved by the mayor and city council if it is deemed compatible with the uses of the surrounding parcels after considering the zoning standards adopted as part of this zoning ordinance.

(h)

Office-residential (C-1A). The C-1A district is narrowly defined as a transition between intense commercial areas and residential uses generally oriented to major streets. These districts are typically located in areas that have a history of residential uses, but growth and community changes are better served by changeover to low traffic, low impact commercial uses, which often occupy former residential structures or residential accessory structures. New building construction shall only include architectural designs using brick, stone, and wood materials that are compatible with general residential patterns in the vicinity and will have a minimal depreciating effect upon adjacent uses. Subdued signage and exterior lighting are complemented by less than 12 hours of operation per weekday.

(i)

Neighborhood commercial (C-1). The C-1 district is designed to provide a high-quality environment for offices, institutions, or research and development facilities and the limited commercial activities that are compatible with a residential area.

(j)

General commercial (C-2). The purpose of the C-2 district is to provide appropriate locations for a wide variety of commercial activities that will serve a large market area. Emphasis should be placed on creating commercial nodes or cluster developments rather than strip developments.

(k)

Central business district (CBD). The CBD district is intended to provide for the orderly development and redevelopment of the central business district for commercial, financial, office, and related uses to serve the entire community and trade area.

(l)

General industry (M-1). The purpose of the M-1 district is to provide suitable areas for warehousing, distribution, manufacturing and other intensive activities of an industrial nature.

(Ord. No. 2021-01, § 1(Attch.), 2-1-2021; Ord. No. 2023-07, § 1(a)(Exhs. 1—3), 6-5-2023)

This section establishes basic lot and building regulations that apply in all base zoning districts. These regulations offer certainty for property owners, developers, and neighbors about the limits of what is allowed; they are not to be construed as a guarantee that stated minimums and maximums can be achieved on every lot. Other factors, such as topography, the presence of protected resources, off-street parking, and other factors may work to further limit actual building and development potential. The lot and building regulations of the following table apply to all principal and accessory uses allowed in each district, unless otherwise expressly stated in this zoning ordinance:

(a)

Public sewerage treatment system. All multifamily, single-family attached, commercial, and mixed-use developments shall connect to the public sewerage treatment system.

(b)

Public water supply. All land developments in the city shall connect to the public water supply.

(c)

Single-family residential lots without public sewer.

(1)

Lots without public sewer in the DRI-6 and CBD districts are prohibited.

(2)

If public sewerage is not available, an individual on-site sewage management system may be used for lots serving individual single-family detached homes or lots for single-family homes within subdivision developments, if approved by the county health department. On any such lot less than three acres, the location of the septic tank system and its replacement area must be fully approved by the county health department prior to the issuance of a building permit by the city. In any case, it shall be fully approved prior to issuance of a certificate of occupancy.

(3)

The minimum lot size requirements for single-family detached dwellings without public sewer, in all applicable residential zone districts except for the Dense Residential In-Fill district (DRI-6) and Central Business District (CBD), is one acre.

(4)

The minimum lot width at the setback line is 125 feet.

(5)

The setbacks per zone district for the front, side, and rear yard are the same as those shown for the uses/districts in Table 94-16.

(d)

Single-family attached (SFA) and multi-family (MFR) residential attached lots.

(1)

Zoning district lot and building regulations required for the SFA and MFA districts established by Table 94-16 are minimum standards for the project/lot as a whole.

(2)

Single-family attached units may be created as fee simple for condominium units, as regulated by a recorded condominium covenant, provided the units meet minimum front façade width of 20 feet for each dwelling unit. Proposed elevations and a site plan shall be submitted with an application for such subdivisions.

(3)

Single family attached units shall be grouped into buildings consisting of four dwellings or fewer. There shall be a minimum 20-foot-wide separation between such buildings.

(e)

For CBD developments. For residential uses to be permitted in the CBD district, residential uses shall be accompanied by at least one non-residential use that makes up a minimum of 35 percent of the floor area of the proposed project. The uses shall be either vertically or horizontally mixed-use. Single-family attached lots can be developed as a whole or as individual lots, pursuant to subsection (d). No minimum lot area shall apply. Likewise, no additional lot area is required for the non-residential portions of the project. Multifamily dwellings are only permitted if located in the same structure as a non-residential use.

(Ord. No. 2021-01, § 1(Attch.), 2-1-2021; Ord. No. 2023-07, § 1(a)(Exhs. 1—3), 6-5-2023)