1. 1.
   Effect. This Article applies to all land, buildings, structures, and appurtenances within the City limits.
2. 2.
   Transition to New Districts. As of the effective date of this Chapter, land zoned with a district classification from the previous zoning regulations will be converted or reclassified to one of the district classifications in this Chapter, as set out in Sec. 26-2A-2, Zoning Districts Established. Displayed in Table 26-2A-2.1, Zoning Districts, are the name and letter designation of each district, how each district relates to the future land use designation identified in the Manhattan Urban Area Comprehensive Plan, the purpose of the district, and the former zoning district designation. Table 26-2A-2.1, Zoning Districts, shows the conversion from the previous classifications to the new zoning districts established in this Chapter.

1. 1.
   Rights-of-Way or Easements. Where boundary lines appear to follow existing streets, alleys, public ways, waterways, railroad rights-of-way, utility lines or easements, or similar features, the zoning boundary will be construed to follow the centerline of the rights-of-way or easements of such features. Where the location of these features on the ground differs from that shown on the Zoning Map, the features on the ground control.
2. 2.
   Lot Lines. Where the boundaries are indicated as approximately following property or other lot lines, such lines will be construed to be the property or lot boundaries.
3. 3.
   Watercourses. Boundaries shown as following, or approximately following, the centerline of waterways, rivers, streams, water bodies, or other watercourses will be construed as following the channel centerline. In the event of a natural change in the location of such streams or other watercourses, the Zoning District boundary will be construed as moving with the channel centerline.
4. 4.
   Unplatted Land or No Identifiable Feature. On unplatted land, or where a district boundary follows no identifiable feature, unless indicated by dimensions, the location of the boundary will be determined by applying, in order, the following rules:

   1. a.
      Legal Description. The boundary is according to the legal description in the ordinance establishing the district boundaries.
   2. b.
      Text Dimensions. The boundary is located by reference to dimensions shown in the text on the Zoning Map, if any.
   3. c.
      Map Scale. The boundary is located using the map scale appearing on the Zoning Map.
5. 5.
   Floodplain Boundaries. When not determined, the boundaries of flood zones will follow contour or elevation lines at the elevation above sea level indicated on the official Flood Insurance Rate Map (FIRM). Elevations between stream cross-sections on the FIRM will be determined by proportional interpolation.
6. 6.
   Vacation or Abandonment. Where a public street, alley, or parcel of land is vacated or abandoned, the regulations applicable to the abutting property apply equally to the vacated or abandoned street, alley, or parcel of land.
7. 7.
   More than one district. When a lot is divided by a district boundary line, the entire lot will be construed to be within the district most of the lot is located in or as best reflects the current principal use, unless a prior rezoning action deliberately established a split designation.

1. 1.
   Residential zoning classification: RL, RL-A, RM, RH, RC
2. 2.
   Commercial and industrial zoning classification: BC, CN, BP, CC, ICS, IL, IG

1. 1.
   A Type-C buffer (see Sec. 26-7C-4) must be provided along the entire length of all property lines that abut property in a residential district. This requirement does not apply along public rights-of-way.
2. 2.
   All uses in this district will provide landscaping in accordance with Division 26-7C, Trees, Landscaping, and Screening.

1. 1.
   The development must be located on property that either abuts a private roadway that is owned and maintained by Kansas State University, or the property is able to be connected to such a roadway through its own internal trafficways. The Kansas State roadway must connect to public right-of-way.
2. 2.
   The property must have no access to public right-of-way.
3. 3.
   The property must be undeveloped at the time this provision is applied and the entire property must be in a single ownership.
4. 4.
   An agreement has been entered into among Kansas State University, the property owner, and the City, whereby Kansas State University agrees to allow its roadway to be used by the property for access to public right-of-way and must agree to keep the roadway in place as long as it is needed for access by the property and must agree to maintain and repair the roadway so that it meets a standard that the City Engineer has determined is adequate to provide the property and its permitted uses adequate access. KSU must further agree not to close the roadway as long as it is needed for access by the property. KSU may apply and enforce rules and regulations to the roadway, such as parking restrictions and speed limitations, and KSU may temporarily close the roadway for all use except for access to the property. The standards established by the City Engineer will be attached as an exhibit to the agreement and the agreement will run with the property and be filed with the applicable Register of Deeds. The City will be entitled to enforce the requirement of maintenance and repair of the roadway. The City may include in the agreement any of its rules, regulations, or ordinances, applicable to the property because of the effect of the roadway being considered public right-of-way, and which it desires to deem inapplicable to the property.

1. 1.
   PI-1 applies to parks, public open space, recreation facilities, and cemeteries.
2. 2.
   PI-2 applies to county and municipal buildings and facilities, and to K–12 schools. 

1. 1.
   Public rights-of-way, except as provided in Sec. 26-2A-3D.
2. 2.
   Linear features, such as trails (unless within a park) or evidently remnant slivers of land that are practically unbuildable.
3. 3.
   Lots less than 10,000 square feet in area.

1. 1.
   A broad choice of living environments by allowing a variety of housing and building types.
2. 2.
   A more useful pattern of open space and recreation areas and more convenience in the location of commercial uses and services.
3. 3.
   A more efficient use of land than is generally achieved through conventional development.
4. 4.
   An environment that provides safe, clean, convenient, and necessary residential, commercial, and industrial facilities, which will afford greater opportunities for better housing, recreation, shopping, and industry.
5. 5.
   A development plan which suits the specific needs of the site and takes into account the unique conditions of the property that may require changes to conventional bulk regulations, lot layout, or density; or results in a project that provides greater public benefit than would be provided under standard zoning.
6. 6.
   A mixture of land uses that might not otherwise be permitted in a single district or by-right planned development.

1. 1.
   Permitted Uses. The applicant may propose any mixture of land uses, including permitted, limited, conditional, accessory, and temporary uses set out in Sec. 26-2C-2, Residential Districts—Uses and Standards, and Division 26-2D, Commercial and Industrial Districts—Uses and Standards, provided such proposed uses generally conform to the Manhattan Urban Area Comprehensive Plan.
2. 2.
   Minimum District Size

   1. A.
      Residential: 0.5 acre.
   2. B.
      Commercial: 0.5 acre.
   3. C.
      Combined Commercial and Residential: 0.5 acre.
   4. D.
      Industrial: 1.0 acre.
   5. E.
      Industrial combined with Residential or Commercial: 1.0 acre.
   6. F.
      Manufactured Home Park: 1.0 acre.
3. 3.
   Bulk Regulations including Front, Rear, and Side-Yard Setbacks, and Structure Height: The bulk regulations for the development site may be proposed by the applicant and approved as part of the preliminary development plan.
4. 4.
   Signs. The applicant may propose a master sign plan for the PUD, which may include any temporary signage.
5. 5.
   Parking. Off-street parking and loading areas will be provided for all uses within the PUD roughly in accordance with the requirements of Division 26-7B, Parking. The Planning Board and City Commission may approve other parking ratios that are more appropriate for a specific proposal, and may take in account the provisions of Sec. 26-7B-12, Special Studies, and Sec. 26-7B-13, Shared Parking.
6. 6.
   Guarantees. The following guarantees must be provided by the applicant prior to issuance of any building permit.

   1. A.
      Landscaping and underground irrigation approved with the final development plan will be guaranteed by the applicant by providing a bond, certificate of deposit, letter of credit, or the equivalent in order to assure all landscaping and underground irrigation is installed.
   2. B.
      A performance guarantee for proposed recreational facilities and improvements that will be provided in subsequent phases of development.

Permitted Uses

1. 1.
   Any lawful use(s) in existence immediately prior to annexation. Once the use is voluntarily discontinued, it may not be resumed.
2. 2.
   Farm stands.
3. 3.
   Accessory uses and structures connected to any of the principal uses above.

Restrictions

1. 1.
   Any new barbed wire and electric fences must be kept at least 40 feet from adjacent urban-level development.
2. 2.
   A 40-foot-wide firebreak must be maintained along all lot lines that abut urban-level development.

Lot and Bulk Standards

1. 1.
   Minimum lot size: one acre
2. 2.
   Minimum lot width: 50 feet
3. 3.

   Setbacks for principal and accessory structures

   1. a.
      Front: 25 feet
   2. b.
      Side: 25 feet
   3. c.
      Rear: 25 feet
4. 4.
   Height: 50 feet

1. 1.
   Standard development is a conventional form where maximum density is achieved by use of minimum lot sizes. See also Sec. 26-5B-2.
2. 2.
   Cluster development accounts for topography and site resource features by consolidating smaller lots and/or different housing types around constrained portions of the property. Clustering may produce the same or higher densities than that of a standard development, often resulting in lower infrastructure costs per dwelling. See also Sec. 26-5B-2C.
3. 3.
   The master-planned development option is available in the RL, RL-A, RM, and RH districts by rezoning to add the “MP” designation and by approval of a master development plan. Planned development may include a mixture of different lot sizes and housing types clustered around civic spaces, greenways, and resource features. The master planned development option also allows a limited mixture of commercial uses.  See Sec. 26-9D-1, Residential Master-Planned Development, for the master development plan review and approval process.
4. 4.
   Village-style development includes manufactured home parks and cottage villages. It is a development option available in the RM and RH districts by rezoning to add the “V” designation and by approval of a site development plan. See Sec. 26-4A-5 for design standards.