The City of Meridian, Texas, is hereby divided into zoning districts as listed in the section.

A -- Agricultural District. This district provides for the continuance of farming, ranching, and gardening activities on land being utilized for these purposes. When land in an Agricultural District is needed for urban purposes, it is anticipated the zoning will be changed to the appropriate zoning district(s) to provide for orderly growth and development in accordance with the Comprehensive Plan. See Section 154.52 for A -- Agricultural District regulations.

SF-E -- Single Family Residential District - Estate. The SF-E district provides for residential development on large lots with a minimum building site of 35,000 square feet. Density in this district will usually be no greater than one (1) unit per gross acre. See Section 154.53 for SF-E -- Single Family Residential District - Estate regulations.

SF-1 -- Single Family Residential District - 1. The SF-1 district provides for a minimum residential building site of 9,000 square feet. Density in this district will usually be no greater than four (4) units per gross acre. See Section 154.54 for SF-1 -- Single Family Residential District regulations.

SF-2 -- Single Family Residential District - 2. The SF-2 district provides for a minimum residential building site of 7,200 square feet and permits residential development of densities ranging from four (4) to six (6) units per gross acre. See Section 154.55 for SF-2 -- Single Family Residential District regulations.

TF -- Two Family Residential (Duplex) District. The TF district provides for stable, quality residential development, including duplex, and similar residential development with densities ranging from four (4) to twelve (12) units per gross acre. See Section 154.55 for TF -- Two Family Residential (Duplex) District regulations.

TH -- Townhouse Residential District. The TH district provides for stable, quality residential development, including townhouses, zero lot line homes, garden (patio) home, and similar residential development with densities ranging from four (4) to twelve (12) units per gross acre. See Section 154.57 for TH -- Townhouse Residential District regulations.

MH-1 -- Manufactured Home District. The MH-1 district provides an area for the placement of HUD-Code manufactured home and modular home units in subdivisions in which most lots and housing units are owner-occupied. Densities in this district will be comparable to that of the SF-2 District. See Section 154.58 for MH-1 -- Manufactured Home Subdivision District regulations.

MH-2 -- Manufactured Home Park District. The MH-2 district establishes a category in which manufactured home park development with a maximum density of approximately five (5) - six (6) units per gross acre can occur. See Section 154.59 for MH-2 -- Manufactured Home Park District regulations.

MF -- Multifamily District. The MF district permits multifamily developments of maximum densities of fifteen (15) units per acre.

C-1 -- Commercial District - Office, Light, Retail, and Neighborhood Services. Retail, commercial, and office uses developed under the standards of the C-1 District are designed to provide a compatible relationship between the C-1 development and adjacent residential areas. See Section 154.61 for C-1 -- Commercial District - Office, Light Retail, and Neighborhood Services regulations.

C-2 -- Commercial District - General. Uses which require considerable space for display, sales, or open storage, or by the nature of the use are generally not compatible with residential uses are located in the C-2 Commercial District. See Section 154.62 for C-2 -- General Commercial District regulations.

C-3 -- Commercial District - Heavy. Uses which require considerable space for display, sales, or open storage, or by the nature of the use are generally not compatible with residential uses, and not compatible with general commercial district regulations are located in the C-3 -- Commercial District. See Section 154.63 for C-3 - Heavy Commercial District regulations.

M-1 -- Manufacturing/Industrial District - Light. The Light Manufacturing/Industrial District is established to accommodate uses of a non-nuisance type located in relative proximity to residential and C-1 business areas. Development in the M-1 district is limited primarily to certain wholesale, jobbing and warehouse uses and certain specialized manufacturing and research uses of a type which will not create nuisances. See Section 154.64 for M-1 -- Manufacturing/Industrial District - Light regulations.

M-2 -- Manufacturing/Industrial District - Heavy. The Heavy Manufacturing/Industrial District is established to accommodate industrial uses not appropriate for inclusion in the M-1 district and likely to create noise, traffic, odor and/or other conditions incompatible with most residential and commercial uses. See Section 154.65 for M-2 -- Manufacturing/Industrial District - Heavy regulations.

PD -- Planned Development District. The Planned Development District provides a zoning category for the planning and development of larger tracts of land for tracts of land with unique characteristics for a single use or combination of uses requiring flexibility and variety in design to achieve orderly development with due respect to the protection of surrounding property. See Section 154.66 for PD -- Planned Development District regulations.

FP -- Flood Plain District. Zoning districts located in flood hazard areas which are subject to periodic inundation shall be preceded by the prefix FP, indicating a sub-district. Areas designated FP may be used only for those uses listed n the provisions of Section 154.67 until a use in any area or any portion thereof located in FP sub-district has been approved by the City Council. Approval shall only be given after engineering studies determine that the area, or any portion thereof, is suitable for uses in the district, and building construction or development would not create an obstruction to drainage nor a hazard to life or property, and that such construction is not contrary to the public interest. See Section 154.67 for FP -- Flood Plain District regulations.

THOR -- Thoroughfare Overlay District. The Thoroughfare District is designed to provide for the diverse uses that can take advantage of the access provided by a major arterial or freeway, without sacrificing the integrity of the thoroughfare or freeway in its primary function as a means of moving vehicular traffic through the community.

1. General Purpose And Description. The Agricultural District is intended to apply to land situated on the fringe of an urban area, used for agricultural purposes, and which may become an urban area in the future. Therefore, the agricultural activities conducted in the Agricultural District should not be detrimental to urban land uses and intensity of use permitted in this district is intended to encourage and protect agricultural uses until urbanization is warranted and the appropriate change in district classification is made.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Single-family dwellings on building lots of two (2) acres or more in areas where said dwellings can be adequately served by city utilities or septic tanks located on the building lot.
   2. Telephone exchange and utility service building, provided no public business and repair or outside storage facilities are maintained; gas lines; and gas regulating stations.
   3. Accessory buildings and structures clearly incidental to agricultural operations, including but not limited to barns, stables, equipment sheds, granaries, private garages, pump houses, and servants quarters not for rent, provided that the total area of buildings and structures shall be limited to ten percent (10%) of the gross land area of tract.
   4. Temporary metal buildings of less than six hundred (600) square feet which are used for tool and supply storage.
   5. Riding academy or other equestrian related activities.
   6. Other uses as listed in Section 154.66 of this ordinance.
   7. For more details regarding farm animals see other applicable City regulations.
3. Permitted Specific Uses. The following specific use shall be permitted in the Agricultural District, when granted in accordance with Article 154 Schedule of Uses Tables:
   1. Uses as listed in Section 154.66 of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
   

1. General Purpose And Description. The Single Family Residential - Estate District is designed to accommodate single family residential development on large lots. The district can be appropriately located in proximity to agricultural and standard single family residential uses. Densities in this district will not usually exceed one (1) unit per gross acre.
2. Permitted Uses. A building or premise in an SF-E District shall be used only for the following purposes:
   1. Uses as listed in the table in Article 154 Schedule of Uses Tables of this ordinance.
   2. For more details regarding farm animals see other applicable City regulations
3. Permitted Specific Uses. The following specific uses shall be permitted in an SF-E District, when granted in accordance with Article 154 Specific Use Permit;
   1. Uses as listed in the table in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Regulations. Two (2) covered spaces behind the front yard line for single family dwelling units and HUD Code manufactured homes. Other off-street parking space regulations are set forth in Article 154 Off-Street Parking and Loading Requirements.
   

1. General Purpose And Description. The Single Family Residential District - I is designed to accommodate the standard single family residential development. Densities in this district will not usually exceed four (4) units per gross acre.
2. Permitted Uses. A building or premise in an SF-1 District shall be used only for the following purposes:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
3. Permitted Specific Uses. The following specific uses shall be permitted in an SF-1 District, when granted in accordance with Article 154 Specific Use Permit:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Regulations. A minimum of two (2) covered, enclosed parking spaces shall be provided per unit behind the building line. Other off-street parking space regulations are set forth in Article 154 Off-Street Parking and Loading Requirements.
   

1. General Purpose And Description. The Single Family Residential District - 2 is intended to provide for medium density single family residential development. This district functions as a buffer or transition between major streets, non-residential areas and lower density residential areas. Density in this district will range between four (4) and six (6) units per gross acre.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
3. Permitted Specific Uses. The following specific uses shall be permitted in an SF-2 district, when granted in accordance with Article 154 Specific Use Permit:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, And Coverage Regulations.
5. Parking Regulations. A minimum of one (1) covered, enclosed parking space shall be provided per unit behind the front yard line. Other off-street parking space regulations are set forth in Section 154.115 J.
   

1. General Purpose And Description. The purpose of the Two Family Residential (Duplex) District is to promote stable, quality residential development of slightly increased densities. Consistent with the city's Comprehensive Plan, this district may be used as a "buffer" district between low density and high-density districts or between residential and non-residential districts.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Uses as listed in Article 154 Schedule of Uses Tables.
3. Permitted Specific Uses. The following specific uses shall be permitted in the TF District, when granted in accordance with Article 154 Specific Use Permit:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Regulations. Off-street parking shall be provided in accordance with the requirements for uses set forth in Article 154 Off-Street Parking and Loading Requirements.

1. General Purpose And Description. The purpose of the Townhouse Residential District is to promote stable, quality residential development of slightly increased densities where single family structures are attached on separate lots or where zero lot lines are allowed. Consistent with the City's Comprehensive Plan, this district may be used as a "buffer" district between low density and high-density districts or between residential and non-residential districts.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Uses as listed in Article 154 Schedule of Uses Tables.
3. Permitted Special Uses. The following Special Uses shall be permitted in the TH District, when granted in accordance with Article 154 Specific Use Permit:
   1. Uses as listed in Article 154 Schedule of Uses Tables.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Requirements. Two (2) off-street parking spaces shall be provided behind the front building line. Other off-street parking space regulations are set forth in Article 154 Off-Street Parking and Loading Requirements.
6. Minimum Building Size And Masonry Content. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
   

1. General Purpose And Description. The Manufactured Home District is intended to provide for quality manufactured home subdivision development containing many of the characteristics and the atmosphere of a standard single family subdivision.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
3. Permitted Specific Uses. The following specific uses shall be permitted in the MH-1 District, when granted in accordance with Article 154 Specific Use Permit:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Requirements. Two (2) spaces shall be provided per unit located on the lot plus additional spaces for accessory uses as required in Article 154 Off-Street Parking and Loading Requirements.
6. Additional Restrictions Applicable To MH-1 District.
   1. Manufactured housing design and construction will comply with construction and safety standards published by the Department of Housing and Urban Development pursuant to the requirements of the National Mobile Home and Safety Standards Act of 1974 and all manufactured homes will be subject to inspection by the Building Official.
   2. All manufactured homes shall be set on solid slab structure and/or 18" to 20" runners. Additional rooms and enclosed porches shall be constructed on a solid slab and in compliance with all City Building codes and regulations.
   3. Tie-downs will be required and will be secured prior to occupancy.
   4. Underpinning and skirting of like material and color or better is required and will be installed prior to occupancy.
   5. Accessory buildings will be either manufactured or constructed in accordance with city codes.
   6. All manufactured homes and modular homes shall comply with all regulations of the State of Texas and such regulations are hereby incorporated into this section.
      

1. General Purpose And Description. The Manufactured Home Park District is intended to provide for quality mobile home park development and maintenance. Manufactured home parks are defined as tracts or units of land under sole ownership where lots are rented or leased as space to be used for placement of a manufactured home.
2. Permitted Uses. A building or lot shall be used only for the following purposes:
   1. Manufactured Home Park of not less than one-half (1/2) nor more than ten (10) acres in size.
   2. Uses normally accessory to a manufactured home park, including office and/or maintenance buildings for management and maintenance of the park only, recreation buildings and swimming pools, private clubs, laundry facilities, storage facilities, and recreation areas for use by the resident of the park.
   3. Other uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
3. Permitted Specific Uses. The following specific uses shall be permitted in the MH-2 District when granted in accordance with Article 154 Specific Use Permit:
   1. Boat and recreational vehicle and travel trailer storage yard.
   2. Travel trailer and commercial overnight camping park.
   3. Other uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Requirements. Two (2) spaces shall be provided per unit located on the lot plus additional spaces for accessory uses as required in Article 154 Off-Street Parking and Loading Requirements.
6. Additional Restrictions Applicable To Mobile Home Park District.
   1. Manufactured housing design and construction will comply with construction and safety standards enacted by the State of Texas, as may be published by the Department of Housing and Urban Development or a successor agency pursuant to the requirements of the National Mobile Home and Safety Standards Act of 1974 and all manufactured homes will be subject to inspection by the Building Official.
   2. All manufactured homes shall be set on a solid slab structure and/or 18" to 20" runners. Additional rooms and enclosed porches shall be constructed on a solid slab and in compliance with all City building codes and regulations.
   3. Tie-downs will be required and will be secured prior to occupancy.
   4. Underpinning and skirting of like material and color or better will be required and will be installed prior to occupancy.
   5. Accessory buildings will be either manufactured or constructed in accordance with city codes.
   6. All manufactured homes and modular homes shall comply with all regulations of the State of Texas and such regulations are hereby incorporated into this section.
      

1. General Purpose And Description. The Multifamily Residential District is intended to provide for medium to higher density residential development. This district functions as a buffer or transition between major streets, non-residential areas, or higher density residential areas and lower density residential areas. Density in this district does not ordinarily exceed fifteen (15) units per gross acre.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Three (3) or more single family attached dwelling units, provided that no more than seven (7) dwelling units are attached in one continuous row or group.
   2. Other uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
3. Permitted Specific Uses. The following specific uses shall be permitted when granted in accordance with Article 154 Specific Use Permit:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
   
   When buildings exceed one (1) story in height, such buildings shall be constructed in accordance with the existing building and fire codes.
5. Parking Regulations. Two and one-half (2.5) off-street parking spaces shall be provided per unit. Required parking may not be provided within the required front yard. Other off-street parking space regulations are set forth in Article 154 Off-Street Parking and Loading Requirements.
6. Refuse Facilities. Every dwelling unit in a multifamily complex shall be located within two hundred fifty (250) feet of a refuse facility, measured along the designated pedestrian and vehicular travel way. There shall be available at all times at least six (6) cubic yards of refuse container per thirty (30) multifamily dwelling units. For complexes with less than thirty (30) units, no less than four (4) cubic yards of refuse container shall be provided. Each refuse facility shall be screened for view on three (3) sides from persons standing at ground level on the site or immediately adjoining property, by an opaque fence or wall of wood or masonry not less than six (6) feet nor more than eight (8) feet in height or by an enclosure within a building. Refuse containers shall be provided and maintained in a manner to satisfy city public health and sanitary regulations. Each refuse facility shall be located so as to provide safe and convenient pickup by refuse collection agencies.
7. Screening Fence. Border fencing of wood or masonry of not less than six (6) feet in height shall be installed by the builder at the time of construction of any multifamily complex, along the property line on any perimeter not abutting a public street or right-of-way. The owner of the complex shall maintain this fence throughout the existence of the multifamily complex.
   

1. General Purpose And Description. The Commercial District - 1 is intended for office facilities, neighborhood shopping facilities, and retain and commercial facilities of a service character. The C-1 District is established to accommodate the daily and frequent needs of the community. The following regulations shall be applicable t all uses in the district:
   1. The business shall be conducted wholly within an enclosed building;
   2. Required yards shall not be used for display, sale, or storage or merchandise or for the storage of vehicles, equipment, containers, or waste material;
   3. All merchandise shall be sold at retail on the premises; and
   4. Such use shall not be objectionable because of odor, excessive light, smoke, dust, noise, vibration, or similar nuisance.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Discount, variety, or department store of not greater than twenty thousand (20,000) square feet floor space.
   2. Food store with floor space not greater than twenty thousand (20,000) square feet.
   3. Gasoline service station (no garage or automobile repair facilities).
   4. Other uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
3. Permitted Specific Uses. The following specific uses shall be permitted in the C-1 District, when granted in accordance with Article 154 Specific Use Permit:
   1. Broadcasting facilities, radio, television, or microwave tower.
   2. Gasoline service station with associated minor automobile repair facility with floor space not greater than two thousand five hundred (2,500) square feet.
   3. Other uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Regulations. Off-street parking and loading shall be provided as set forth in Article 154 Off-Street Parking and Loading Requirements.
   

1. General Purpose And Description. The General Commercial District is intended to provide a zoning category similar to the C-1 District, except that additional uses are permitted which are not generally carried on completely within a building or structure and an expanded range of service and repair uses is permitted.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
3. Permitted Specific Uses. The following specific uses shall be permitted in a C-2 District, when granted in accordance with Article 154 Specific Use Permit:
   1. Other uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulation. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Requirements. Off-street parking requirements shall be provided in accordance with Article 154 Off-Street Parking and Loading Requirements.
   

1. General Purpose And Description. The Heavy Commercial District -3 is intended to provide a zoning category similar to the C-2 District, except that additional uses are permitted which are not generally carried on completely within a building or structure and an expanded range of storage and repair uses is permitted.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Uses as listed in Article 154 Schedule of Uses Tables.
3. Permitted Special Uses. The following Special Uses shall be permitted in a C-3 District, when granted in accordance with Article 154 Specific Use Permit:
   1. Other uses as listed in Article 154 Off-Street Parking and Loading Requirements of this ordinance.
4. Height And Area Regulation. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Requirements. Off-street parking requirements shall be provided in accordance with Article 154 Off-Street Parking and Loading Requirements.
   

1. General Purpose And Description. The Light Manufacturing/Industrial District is established to accommodate those uses which are a non-nuisance type located in relative proximity to residential areas, and to preserve and protect land designated on the Comprehensive Plan for industrial development and use from the intrusion of certain incompatible uses which might impede the development and use of lands for industrial purposes. Development in the M-1 District is limited primarily to certain storage, wholesale, and industrial uses, such as the fabrication of materials, and specialized manufacturing and research institutions, all of a non-nuisance type. No use or types of uses specifically limited to the M-2 District may be permitted in the M-1 District.
   
   Uses permitted in the M-1 District are subject to the following conditions:
   1. All business, servicing, or processing, except for off-street loading, display or merchandise for sale to the public, and establishments of the "drive-in" type, shall be conducted within completely enclosed areas.
   2. All storage within one hundred (100) feet of a residential district, except for motor vehicles in operable condition, shall be within completely enclosed buildings or effectively screened with screening not less than six (6) feet nor more than eight (8) feet in height, provided no storage located within fifty (50) feet of such screening shall exceed the maximum height of screening.
   3. Permitted uses in the M-1 District shall not disseminate dust, fumes, gas, noxious odor, smoke, glare, or other atmospheric influence.
   4. Permitted uses in the M-1 District shall produce no noise exceeding in intensity, at the boundary of the property, the average intensity of noise of street traffic.
   5. Permitted uses in the M-1 District shall not create fire hazards on surrounding property.
2. Permitted Uses. The following specific uses shall be permitted in the M-1 District when granted in accordance with Article 154 Schedule of Uses Tables:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
3. Permitted Specific Uses. The following specific uses shall be permitted in the M-1 District when granted in accordance with Article 154 Specific Use Permit:
   1. Machine shops and fabrication of metal not more than ten (10) gauge in thickness.
   2. Accessory uses, including but not limited to temporary buildings for construction purpose for a period not to exceed the duration of such construction.
   3. Factory outlet retail or wholesale store for the sales and servicing of goods or materials on the same premises as the manufacturing company to which they are related, including sales and service in a separate building or buildings.
   4. Railroad freight terminals, railroad switching and classification yards, repair shops, and roundhouses.
   5. Other uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Regulations. Off-street parking requirements shall be provided in accordance with the specific uses set forth in Article 154 Off-Street Parking and Loading Requirements.
   

1. General Purpose And Description. The Heavy Manufacturing/Industrial District is established to accommodate most industrial uses and protect such areas from the intrusion of certain incompatible uses, which might impede the development, and use of lands for industrial purposes.
   
   Uses permitted in the M-2 District are subject to the following conditions:
   1. All business, servicing, or processing, except for off-street parking, off-street loading, display of merchandise for sale to the public, and establishments of the "drive-in" type, shall be conducted within completely enclosed buildings unless otherwise indicated.
   2. All storage within one hundred (100) feet of a residential district, except for motor vehicles in operable condition, shall be within completely enclosed buildings or effectively, screened with screening not less than six (6) feet nor more than eight (8) feet in height, provided no storage located within fifty (50) feet of such screening shall exceed the maximum height of such screening.
   3. All uses permitted in the M-2 district must meet the following performance standards and any appropriate city ordinances:
      1. Smoke. No operation shall be conducted unless it conforms to the standards established by any applicable state and federal health rules and regulations pertaining to emission of particulate matter;
      2. Particulate Matter. No operation shall be conducted unless it conforms to the standards established by applicable state and federal health rules and regulations pertaining to emission of particulate matter;
      3. Dust, Odor, Gas, Fumes, Glare, or Vibration. No emission of these matters shall result in a concentration at or beyond the property line which is detrimental to the public health, safety or general welfare or which causes injury or damage to property; said emissions shall in all cases conform to the standards established by applicable state and federal health rules and regulations pertaining to said emissions;
      4. Radiation Hazards and Electrical Disturbances. No operation shall be conducted unless it conforms to the standards established by applicable state and federal health rules and regulations pertaining to radiation control;
      5. Noise. No operation shall be conducted in a manner so that any noise produced is objectionable due to intermittence, beat frequency, or shrillness. Sound levels of noise at the property line shall not exceed 75 db(A) permitted for a maximum of fifteen (15) minutes in any one (1) hour; said operation shall in all cases conform to the standards established by applicable state and federal health rules and regulations and to other city ordinances pertaining to noise; and
      6. Water Pollution. No water pollution shall be emitted by manufacturing or other processing. In a case in which potential hazards exist, it shall be necessary to install safeguards acceptable to the appropriate State and national health and environmental protection agencies prior to issuance of a certificate of occupancy. The applicant shall have the burden of establishing that said safeguards are acceptable to said agency or agencies.
2. Permitted Uses. The following uses shall be permitted:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
3. Permitted Specific Uses. The following specific uses shall be permitted in the M-2 District when granted in accordance with Article 154 Specific Use Permit:
   1. Uses as listed in Article 154 Schedule of Uses Tables of this ordinance.
      
      Other manufacturing and industrial uses, which do not meet the general definition for manufacturing processes, may be permitted by the City Council after public hearing and review of the particular operational characteristics of each such use, and other pertinent data affecting the community's general welfare. Approval of uses under this section shall be made in accordance with Section 154.151 B.6.
4. Height And Area Regulations. See Appendix 1, Area, Setback, Height, and Coverage Regulations.
5. Parking Regulations. Required off-street parking shall be provided in accordance with the specific uses set forth in Article 154 Off-Street Parking and Loading Requirements.
   

1. General Purpose And Description. The Planned Development District "PD" prefix is intended to provide for 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 ordinance 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.
2. Permitted Uses. Any use specified in the ordinance granting a Planned Development District 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 purpose of this ordinance.
3. 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 variances from the standard requirements set forth throughout this ordinance (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 unless specifically exempted in the granting ordinance.
4. Conceptual And Detailed Site Plan. 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/or detail site plan.
   1. Conceptual Plan. This plan shall be submitted by the applicant. 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.
      1. A conceptual plan for residential land use shall show general use, thoroughfares, and preliminary lot 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.
      2. 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.
      3. 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. 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 detailed site plan shall be the pre-requisite for issuance of a building permit. The detailed site plan may be submitted for the total area of the PD or for any section by the City Council. A public hearing on approval of the detailed site plan shall be required at the Council level, unless such a hearing is waived pursuant to Section 154.66 D.3.a at the time of conceptual plan approval in the original amending ordinance. The detailed site plan shall include:
      1. A site inventory analysis including a scale drawing existing vegetation, natural water courses, 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 flood prone areas.
      2. 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 al 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 (5) feet.
      3. 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.
      4. A landscape plan showing screening walls, ornamental planting, wooded areas, and trees to be planted.
      5. 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 Article 154 Changes and Amendments to All Zoning Ordinances and Districts and Administrative Procedures. This procedure is expanded as follows for approval of conceptual and development plans.
      1. Separate public hearings shall be held by City Council for the approval of the conceptual plan and the development plan or any section of the development plan, unless such requirements is waived by the City Council upon a determination that a single public hearing is adequate. A single public hearing is adequate when:
         1. The applicant submits adequate data with the request for the Planned Development District to fulfill the requirements for both plans; or
         2. 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
         3. 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.
      2. The ordinance establishing the Planned Development District shall not be approved until the conceptual plan is approved.
      3. The development plan may be approved in sections. When the plan is approved in sections, the separate approvals by the City Council for the initial and subsequent sections will be required.
      4. An initial site 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 site plan is not submitted within six (6) months, the conceptual plan is subject to re-approval 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.
      5. Regardless of whether the pubic hearing is waived for the development plan, approval by the City Council is still required.
5. 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.
6. Planned Developments To Be Recorded. All Planned Development Districts approved in accordance with the provisions of this ordinance 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 in an appendix of this ordinance.
   

1. General Purpose And Description. The Flood Plain District is designed to provide for the appropriate use of land which has a history of inundation or is determined to be subject to flood hazard, and to promote the general welfare and provide protection from flooding portions of certain districts. Such areas are designated with a Flood Plain Prefix, FP.
2. Permitted Uses. The permitted uses in that portion of any district having a Flood Plain (FP) prefix shall be limited to the following:
   1. Agricultural activities including the ordinary cultivation or grazing of land and legal types of animal husbandry but excluding construction of barns or other outbuildings.
   2. Off-street parking incidental to any adjacent main use permitted in the district however parking should be limited to areas where the depth of flow of storm water during a 25-year storm would be less than or equal to 50 feet.
   3. All types of local utilities including those requiring specific use permits.
   4. Parks, playgrounds, public golf courses (no structures), and other recreational areas.
   5. Private open space as part of a Planned Residential Development.
   6. Structures, installations, and facilities installed, operated, and maintained by public agencies for flood control purposes.
   7. Bridle trail, bicycle, or nature trial.
3. City Council Approval Required. No structure, including above ground utility poles, shall be erected in that portion of any district designated with a Flood Plain, FP, prefix until and unless such structure has been approved by the City Council after engineering studies have been made and it is ascertained that such building or structure is not subject to damage by flooding and would not constitute an encroachment, hazard, or obstacle to the movement of flood waters and that such construction would not endanger the value and safety of other property or public health and welfare.
   

1. General Purpose And Description. The Thoroughfare District is designed to provide for the diverse uses that can take advantage of the access provided by a major arterial or freeway, without sacrificing the integrity of the thoroughfare or freeway in its primary function as a means of moving vehicular traffic through the community. This district is established to create an attractive, higher intensity use corridor composed primarily of office, retail, limited light industrial and commercial uses, hotels, motels, and restaurants. To protect the integrity of the thoroughfare, minimum lot sizes will be larger, setback requirements will be greater, and more stringent access restrictions will be imposed in the THOR District than in other commercial and industrial districts. The THOR District should have increased water, sewer, and drainage capacity, and increased fire protection to accommodate the higher intensity uses typically found in the district. The THOR District is an overlay district, meaning that the regulations within the district are in addition to the base district that is being overlaid.
2. Permitted Uses. A building or premise shall be used only for the following purposes:
   1. Uses permitted by right. See Article 154 Schedule of Uses Tables - Use of Land and Building for each base district.
   2. Accessory structures permitted. See Article 154 Schedule of Uses Tables - Use of Land and Building for each base district.
   3. Uses permitted by Specific Use Permit. See Article 154 Schedule of Uses Tables - Use of Land and Building for each base district.
3. Height And Area Regulations. See Appendix 1 of Base District.
4. Special Regulations. In addition to Section 154.92, Dimensional Requirements, the following requirements shall apply where required:
   1. Access. Entries/exits on each development lot shall be separated by a minimum of one hundred feet and no more than two (2) such entries/exits shall be provided per street frontage for each development lot.
   2. Masonry Requirements. A minimum of seventy-five percent (75%) of the exterior of any building shall be of masonry construction.
   3. Landscape Requirements. A 15' landscape setback from all streets is required. No parking is allowed within this setback. At a minimum the Landscape setback will contain the following:
      1. any surface except sidewalks and drive approaches shall be planted with ground cover or grass.
      2. one tree (2" caliper measured 1' above grade) for every 35 linear feet of public street frontage, excluding drive approach shall be planted. Trees may be spaced 20' to 50' apart.
      3. parking, maneuvering, loading areas for people, or vehicular display and storage and boat areas which are not screened by on-site buildings or fences shall be screened from view of streets. The screening shall be a minimum height of 3' above the grade of the parking lot and adjacent to the parking lot Screens shall be opaque and consist of one or a combination of screening shrubs, walls, and or berms. Screening shrubs shall be spaced a maximum of 3' on center and shall be a minimum of five gallon containers, and shall be capable of reaching a minimum height of 3' within 18 months of planting.
      4. landscaping installed as part of the requirements must be maintained in a healthy, growing condition at all times. The property owner is responsible for regular weeding, mowing of grass, irrigating, fertilizing, pruning and other maintenance of all plantings as needed. All landscaped areas shall be irrigated with an irrigation system capable of providing the proper amount of water for the particular type of plant material used.
   4. Refuse Facility Screening. Each refuse facility shall be completely screened from view of public streets and adjoining residential zoned properties by screening three sides by masonry walls not less than the height of the bin or container. An opening shall be situated so that the container is not visible from adjacent properties and street unless the opening is equipped with an opaque gate.
   5. Development Plan Requirements. A development plan is required within the Thoroughfare Overlay District. The requirements shall meet the requirements as set forth in section 154.66 D.2. (Planned Development section of this Ordinance).