A.

Agricultural, open space, and residential districts—General description. There are eight (8) residential-only districts designed to meet present and future housing needs, to protect the character of, and property values in, residential areas; to encourage a suitable environment for family life; and to offer choice in density and type of housing. Six (6) of the districts are for low-density single-family uses and are intended to be defined and protected from the encroachment of uses not performing a function necessary to the low density, residential environment. Three (3) of the districts are intended for medium-density single or multi-family uses, and one (1) exists for multi-family residential uses.

1.

Agricultural (A). The purpose of this district is to preserve and protect prime agricultural land and prime open space property and to protect undeveloped areas from intensive uses until a use pattern is approved. Examples include farmland; undeveloped land foreseen to be developed in the future; land held for parks, forest, prairie, or nonhuman species conservation, floodway, and land set aside for the primary purpose of passive or active human enjoyment.

2.

Outdoor recreational commercial (ORC). This district's main purpose is to allow for public entertainment where tickets are either free or sold for the provided activity. The recreational activities would utilize a site's natural features while also preserving the natural features of the subject property. Examples would be horse riding lessons, golf courses, and recreational activities centered around a body of water.

3.

Residential estates district (RE). The purpose of this district is largely to accommodate single-family residential development on low density, estate-type lots. This zone is intended to help establish and preserve rural/estate character in certain areas of the City in cases where there are steep slopes or perhaps a needed buffer from different land uses. This use also accommodates agricultural land uses and can act as a "holding zone" for property. Maximum density of one (1) unit per one (1) acre.

4.

Residential single-family 2 district (RSF2). The purpose of this district is largely to accommodate single-family residential uses on generously-sized residential lots at a density of two (2) units per acre. This zone is generally applied on the fringe of built-up areas of the City and may act as a buffer to residential estates districts.

5.

Residential single-family 4 district (RSF4). The purpose of this district is characterized largely by single-family residential development at a maximum density of four (4) units per acre. As with other residential zones, this district also serves as a buffer in providing for a step-down in intensity from higher to lower density residential development.

6.

Heritage district (H). Provides for larger lots in the downtown area where more historically-unique homes are located. These lots may be compatible with the building of mother-in-law quarters and studio apartments in the rear of lots. Maximum density of six (6) units per acre is allowed.

7.

Residential 6 (R6). Provides for moderate-density residential development serving as a transition between commercial and residential low-density land uses. Single-family, duplexes, townhomes, and lower density apartment buildings at the rate of six (6) units per acre are allowed.

8.

Residential 10 (R10). Provides largely for moderate-density residential development serving as a transition between commercial and residential low-density land uses. Single-family, duplexes, townhomes, and lower density apartment buildings at the rate of ten (10) units per acre are allowed.

9.

RSF-1, single-family residential. The purpose of this district is to accommodate single-family residential uses on generously-sized residential lots of at least nine thousand (9,000) square feet. This zone is generally applied on the fringe of built-up areas of the City, and may act as a buffer to R-E zones.

B.

Mixed-use and light industrial districts—General description. Mixed-use districts are principally intended to accommodate commercial, cultural, hotel, and entertainment uses together with residential land uses in an approximate even percentage while providing pedestrian connections and elements of a live-work-play environment. They maximize space usage, have amenities and architectural expression, and tend to mitigate traffic and sprawl. Four (4) such districts are established herein to provide for the diversity of uses and appropriate locations, required for the range of goods and services needed in Johnson.

1.

Urban neighborhood 1 (UN1). This zoning category serves as a mixed-use area of low intensity promoting a walkable, pedestrian-oriented neighborhood development form with sustainable and complementary neighborhood businesses that are compatible in scale, aesthetics, and use with surrounding land uses. Maximum density of twelve (12) units per acre or less.

a.

Urban neighborhood 1 - commercial (UN1-C). This is a sub-category of UN1. A minimum of fifty percent (50%) of the development's ground floor shall consist of nonresidential use(s).

2.

Urban neighborhood 2 (UN2). This zoning category serves as a mixed-use area of medium intensity promoting a walkable, pedestrian-oriented neighborhood development form with sustainable and complementary neighborhood businesses that are compatible in scale, aesthetics, and use with surrounding land uses. This zoning category works well with residential mixed-SF attached and detached. Maximum density of eighteen (18) units/acre.

a.

Urban neighborhood 2 - commercial (UN2-C). This is a sub-category of UN2. A minimum of fifty percent (50%) of the development's ground floor shall consist of nonresidential use(s).

3.

Towncenter (TC). The town center district is designed to accommodate the commercial and related uses commonly found in central business districts or regional shopping centers which provide a wide range of retail and personal service uses. Maximum density of thirty (30) units/acre.

a.

Towncenter commercial (TC-C). This is a sub-category of TC. A minimum of fifty percent (50%) of the development's ground floor shall consist of nonresidential use(s).

4.

Highway corridor district (HC). This commercial and multi-family residential district is designed to accommodate commercial activities that draw business from, provide services to, and would benefit from locations easily accessible to a highway or major street. This category encourages and requires appropriate business development and redevelopment while encouraging efficient use of small tracts, innovative and imaginative planning, and minimum waste of land. Commercial areas are to be planned and developed so as to result in attractive, viable and safe centers and clusters. Maximum density of forty (40) units/acre.

5.

Light industrial (LI). Provides for industrial uses in suitable and appropriate locations, taking into consideration the land uses on adjacent or nearby properties, access to major streets, highways, air or other means of transportation, and the availability of public utilities. The district shall be located adjacent to and/or with direct access to thoroughfare roads or streets.

Principal uses include residential mini storage, manufacturing, warehousing, machine shops, distribution of goods; and other uses that will not be detrimental to adjacent commercial or residential properties by reason of, but not limited to, excessive noise, dust, odor, smoke, vibrations, fumes or glare.

All assembly and/or manufacturing should be primarily confined within the building. All outdoor storage shall be screened from public view by opaque fencing, screening, or landscaping, limited to rear and side of the principal building, and must be on the premises of the business; no adverse impacts such as noise, groundwater or air pollution, or vibrations shall be created by the proposed use beyond the lot boundaries of the use (examples of light industrial uses include the following: bakeries for production of baked goods to be sold off-premises, commercial greenhouses, ice and cold storage plants, monument cutting and engraving, and product development and testing.

C.

Uses permitted. Uses permitted in these districts are set forth in the following table. Where the letter "P" appears opposite a listed use and underneath a district, the use is permitted in that district "by right" subject to: (1) providing off-street parking and loading facilities as required by section 153-101; (2) providing landscaping and screening as provided by section 153-103 and/or within any applicable overlay district; and (3), conformance with special conditions applying to certain uses as set forth in section 14.04.08.

Where the letter "C" appears instead of "P", the use is permitted subject to acquiring a conditional use permit as set forth in sections 153-061 through 153-064. Where neither "P" nor "C" appears similarly within the table, the use is not allowed.

TABLE 1

ZONING DISTRICT LAND USES

Accessory uses: permitted subject to provisions of section 14.04.07.

D.

Zoning district regulations. Except as otherwise provided herein, no lot or setback shall be established or reduced in dimension or area in any residential district that does not meet the minimum requirements in the district standards charts (appendix A and B); nor shall any building or structure be erected or enlarged that will cause the maximum lot coverage or maximum height regulations to be exceeded for such district as set forth in said table.

1.

Size reduced for public purpose. When an existing lot is reduced because of conveyance to a Federal, State, or local government for a public purpose, and the remaining area is at least seventy-five percent (75%) of the required minimum lot size for the district in which it is located, then that remaining lot shall be deemed to comply with minimum lot size requirements.

2.

Utility exemption. Utility facilities, using land or an unoccupied building requiring less than one thousand (1,000) square feet of site area, are exempt from minimum lot size requirements of all districts.

3.

Existing nonconforming lots. Minimum lot size requirements shall not be interpreted as prohibiting the construction of a single-family residential dwelling unit on a lot that was legally platted and recorded before the adoption of these regulations. For lots that are rendered nonconforming, the necessity of obtaining a variance from such created nonconformity shall not be required as a condition of issuance of a building permit, provided all setback and other requirements of this chapter can be met.

4.

Setback reduced for public purpose. When an existing setback is reduced because of conveyance to a Federal, State or local government for a public purpose, and the remaining setback is at least seventy-five percent (75%) of the required minimum setback for the district in which it is located, then that remaining setback shall be deemed to satisfy minimum setback requirements.

5.

Setback averaging. When a majority of the lots have existing principal structures on them and the street setbacks of said principal structures are on lots within the same block with the same zoning classification and fronting on the same side of the street and are less than the required street setback, applicants shall be allowed to use the "average" street setback on that block. In such cases the "average setback" shall be the mean (average) setback of all developed lots on the same side of the street within the same block as the subject property and with the same zoning classifications, and in no case shall more than six (6) lots on either side of the subject property be included in the calculation.

6.

Setback increases. See appendices A and B district standards charts for setbacks for multiple story structures.

7.

Building footprint maximum exemption for public purpose. Building footprints for Federal, State, or local governments (and any subdivisions thereof, including public school districts) are exempt from building footprint square footage maximums within this Code.

8.

Attached single family residential. Attached single family uses shall be exempt from interior side setback requirements, provided that end units within a single-family attached development shall comply with applicable side setback requirements. View appendix A and appendix B for front and rear setback requirements based on zoning categories.

9.

Zero lot line (for residential zoning, agricultural, and outdoor commercial agricultural zoning districts only). In zero lot line developments, dwelling units may be placed on or near one (1) interior side lot line, and therefore be exempt from that interior side setback requirement. Zero lot line setbacks may not be used on street side lot lines or on interior side lot lines adjacent to lots that are not part of the zero lot line development. Zero lot line houses shall be subject to applicable fire codes and the following additional standards:

a.

The minimum distance between all buildings in the development must be equal to twice the required side setback required by the underlying zoning district.

b.

An easement to allow for maintenance or repair is required when the eaves or sidewall of a house are within four (4) feet of the adjacent property line. The easement on the adjacent property must provide at least five (5) feet of unobstructed space between the farthermost projection of the structure, and be wide enough to allow five (5) feet between the eaves or side wall and the outermost parallel edge of the easement. Said easement shall be properly filed and proof of filing be submitted to City staff.

c.

If the sidewall of the house is on the property line, or within three (3) feet of the property line, windows or other openings that allow for visibility into the side yard of the adjacent lot are not allowed. Windows that do not allow visibility into the side yard of the adjacent lot such as a clerestory window or a translucent window are allowed.

10.

Maximum height limitation. Three (3) stories in A, ORC, RE, RSF1, RSF2, RSF4, heritage, and light industrial ZONES. The maximum height limitation is four (4) stories in R6, R10, and UNI. Five (5) maximum stories are allowed in UN2 and there are no maximum story number in TC and HC. Chimneys, smokestacks, ventilators, cooling and water towers, bulkheads, grain elevators and silos, utility and flagpoles, belfries, spires and steeples, and monuments and ornamental towers, may be erected to any height not in conflict with other City ordinances or Federal regulations. Communication towers are exempt only to the extent authorized through conditional use approval.

11.

Minimum lot widths. Cul-de-sac lots may be reduced to sixty percent (60%) of the required lot width at the street-right-of-way so long as the required lot width from the table is met at the front building setback line.

12.

Architectural features. Certain architectural features may project into required setbacks as follows:

a.

Cornices, canopies, or other architectural features, may project a distance not to exceed thirty (30) inches. Final determination of allowed architectural features to be determined by the City Building Official.

E.

Overlay and special purpose districts. The purpose of overlay and special-purpose districts is to provide for enhanced standards to protect and enhance the unique characteristics of specific areas and/or corridors, such as natural scenic beauty or manmade features, while providing for development opportunities. Examples of such purposes include: promoting the safe and efficient use of specific roadways by controlling access and other traffic measures; encouraging the redevelopment of an area consistent with a particular design theme; giving special attention to landscaping, buffering, signage, lighting and building setbacks in those districts identified as needing special attention; giving special attention to the existing architectural style or to the style which is planned, so as to create an easily identifiable area in those areas identified as architecturally or historically significant.

The City Council, upon recommendation from the Planning Commission, may adopt overlay and special purpose districts as the needs are identified in order to implement specific purposes, intents, and design standards generally consistent with the Future Land Use Map and City of Johnson Plan for Future Land Use and Development's provisions for the area being regulated, which shall be applied as additional standards to other city regulations. The development criteria for each district shall be those standards as set out in each respective district that is adopted. Such districts shall be made a part of the zoning regulations through the standard amendment procedures; and upon adoption, the boundaries of such districts shall be delineated on the Official Zoning Map.

F.

Design overlay district; (highway and street corridors). *This section reserved.

G.

Planned unit development (PUD) district. See Ordinance Nos. 2007-10 and 2016-26; ordinances adopting guidelines and standards for planned unit developments within the City of Johnson, Arkansas, and other matters related thereto and declaring an emergency to exist.

H.

The Johnson Mill Boulevard Overlay District. The Johnson Mill Boulevard Overlay District as described on Exhibit A hereto, with regulations and standards as set out in Exhibit B of Ordinance No. 2017-09, adopted June 13, 2017, is hereby created to expand the design regulations of the area around Johnson Mill Boulevard which was recently improved as a connection between the Don Tyson Parkway and I-49, which will enhance and protect Johnson's appearance, identity and economic vitality while providing good civic design and arrangement and aid mobility. See Ordinance No. 2017-09 for full provisions.

I.

The Wilkerson-Main Overlay District. The Wilkerson-Main Overlay District, as described on Exhibit A hereto, with regulations and standards as set out in Exhibit B of Ordinance No. 2018-03, adopted January 9, 2018, is hereby created to expand the design regulations of the area around S. Wilkerson Street and Main Drive in the central part of the City, which will enhance and protect Johnson's appearance, (particularly as one enters the City from the East or from the South) as well as the City's identity and economic vitality while providing good civic design and arrangement and aid mobility. See Ordinance No. 2018-03 for full provisions.

(Ord. No. 2007-10; Ord. No. 2016-26; Ord. No. 2017-09, § 2(Exhs. A, B), 6-13-2017; Ord. No. 2018-03, § 2(Exhs. A, B), 1-9-2018; Ord. No. 2018-02, 1-9-2018; Ord. No. 2019-16, 8-13-2019; Ord. No. 2020-03, 2-11-2020; Ord. No. 2022-10, § 1(Exh. A), 6-14-2022; Ord. No. 2022-11, § 1, 6-14-2022; Ord. No. 2022-15, § 1(Exh. A), 11-8-2022; Ord. No. 2024-06, § 1(Exh. A), 8-13-2024)