The City of Muscatine is hereby divided into the following specific districts:

AG - Agricultural FP - Flood Plan FC - Flood Channel R-1 - Single-Family Residential R-2 - Single-Family Residential R-3 - Single-Family Residential R-4 - Two-Family Residential R-5 - Multi-Family Residential R-6 - Multi-Family Residential RL - Large-Scale Residential Development C-1 - Neighborhood and General Commercial C-2 - Central Commercial C-3 - Planned Commercial M-1 - Light Industrial M-2 - General Industrial S-1 - Special Development S-2 - Institutional; Office S-3 - Large Scale Mixed Use Development (MXD) District A-P - Airport District

The boundaries of the districts are shown upon the map attached hereto and made a part hereof, which map is designated as the "District Map". The District Map and all notations, references, and other information shown thereon are a part of this Ordinance and have the same force and effect as if the District Map and all the notations, references, and other information shown thereon were all fully set forth or described herein, the original of which District Map is properly attested and is on file with the Community Development Department of the City of Muscatine, Iowa. The boundary lines are shown upon the District Map within the center line of streets, alleys, public ways, and railroads; in cases not covered by the provisions of this section, the boundary lines shall determine the distances in feet, if given, from other lines on the map, but if no distances are given, then by scale of the map. Where boundary lines are shown approximately on the location of property lines and the exact location is not indicated by means of figures, distances, or otherwise, then the property line shall be the boundary. Appeals may be filed with the Zoning Board of Adjustment.

Whenever any street, alley, or other public way is vacated by official action of the City Council of the City of Muscatine, the zoning district adjoining each side of such street, alley, or public way shall be automatically extended to the center of such vacation, and all area included in the vacation shall then and henceforth be subject to all appropriate regulations of the extended districts.

All territory which may hereafter be annexed to the City of Muscatine shall automatically be placed in the AG Agricultural District until otherwise changed by ordinance.

All areas within the Corporate Limits of the City which are underwater and not shown as included within any district, shall be subject to all of the regulations of the district which immediately adjoins the water area. If the water area adjoins two (2) or more districts, the boundaries of each district shall be construed to extend into the water area in a straight line until they meet the other district.

The boundaries of the Flood Plain District are hereby established as the areas classified as “Zone AE or Zone A”; and the boundaries of the Flood Channel (Floodway) District are here by established as the areas shown as “Floodway Areas in Zone AE” on the Flood Insurance Rate Map (FIRM) for Muscatine County and Incorporated Areas, City of Muscatine, Panels 19139C0185C, 192C, 225C, dated July 18, 2011; Panels 19139C0169D, 175D, 187D, 188D, 189D, 193D, 281D, 282D, 301D, dated April 16, 2014, and Panels 19139C0179E 183E, 184E, 191E, dated November 4, 2016 which were prepared as part of the Flood Insurance Study for Muscatine County. These maps hereby adopted by reference and declared to be the Official Floodplain Zoning Map. The flood profiles and all explanatory material contained with the Flood Insurance Study are also declared to be a part of this ordinance.

Except as hereinafter provided:

1. No structure shall be erected, converted, enlarged, reconstructed, or structurally altered, nor shall any building or land be used except for a purpose permitted in the district in which the building or land is located.
2. No structure shall be erected, converted, enlarged, reconstructed, or structurally altered to exceed the height limit herein established for the district in which the building is located.
3. No structure shall be erected, converted, enlarged, reconstructed, or structurally altered except in conformity with the area regulations of the district in which the building is located.
4. The density and yard regulations of this Ordinance are minimum regulations for each and every building existing at the effective date of this Ordinance and for any building hereafter erected or structurally altered. No land required for yards or other open spaces about an existing building or any building hereafter erected or structurally altered shall be considered a yard or lot area for more than one building.
5. Every building hereafter erected or structurally altered shall be located on a lot as herein defined and in no case shall there be more than one main building on a lot except as otherwise provided in this Ordinance.
6. No structure shall be erected or structurally altered to the extent specifically provided hereinafter, except in conformity with the off-street parking and loading regulations of this Ordinance.
7. Cooperatives, condominiums, and all other forms of property ownership do not affect the provisions of these regulations and all requirements shall be observed as though the property were under single ownership.
8. All inhabited mobile homes shall be located in a mobile home park that has received a conditional use permit, and if appropriate, subdivision approval as required. No mobile home outside an approved mobile home park shall be connected to utilities, except those mobile homes being offered for sale and not inhabited.
9. Site Plan Review.
   1. Approval of site plans should be made in accordance with good planning practices, taking into consideration: adequate parking areas, safe ingress and egress to the site, sufficient landscaped areas, adequate screening of unsightly areas such as loading docks, trash containers and parking areas.
      
      Further, the development of one site should not cause problems relating to surface drainage, noise, lighting, signing, and incompatible relationships between new and existing adjacent land uses.
      
      Site plan review is required for all new construction on undeveloped land in the following situations:
      1. The C-1 and C-2 Commercial Districts.
      2. The M-1 and M-2 Industrial Districts.
      3. All non-residential development in the Residential Districts.
      4. For multi-family construction of more than four (4) units per lot.
      5. Site plan review approval is required in all of the above situations where remodeling, modification or alteration of an existing structure will increase the square footage by fifty percent (50%) or more.
      6. A filing fee for such site plan review shall be charged as established.
   2. Approval. Approval should be made on the basis of the merits of the plan presented as it relates to the guidelines set forth below. A Building Permit will not be issued prior to the approval of the site plan, and a Certificate of Occupancy Permit will not be granted unless the site is developed according to the plan. The Site Plan Review Committee shall consist of a representative of the City Engineer, Building Official, and the Community Development Director and/or as appointed by the City Administrator. Site plan approval shall require a unanimous decision. If such a decision is not rendered, an appeal may be made to the Planning and Zoning Commission.
   3. Site Plan Information to be Provided and Required Elements.
      
      General Criteria.
      1. A plan drawn to scale indicating the property boundaries of the site, the dimensions of all lot lines and square footage or acres involved.
      2. All points of access to and from the site should be identified, and include data on location, width, and type of all proposed curb and access points.
      3. Parking layout and a notation listing the number of the required parking spaces and the number to be provided. Indicate the estimated traffic to be generated by completed development and peak periods during the day.
      4. The location of all structures, either existing or proposed, for the site. This also includes sign size, type and location as well as any outside lighting.
      5. The location of all utilities available to the site and the location of all laterals to be extended to serve the proposed development.
      6. The development shall not cause surface drainage to flow onto adjacent property. The site plan shall indicate a drainage plan with sufficient control grades to indicate the handling of surface drainage.
      7. Indicate the construction schedule, and stages of development if applicable; construction shall begin within one year of approval of the site plan. An extension shall be requested if construction has not taken place within this one year period.
      8. Noxious fumes, including dust, that are in sufficient quantity to be harmful to health shall not be emitted beyond the property line.
      9. Noise, including vibration, shall not cause the ambient noise level as measured at the property line to exceed 75 decibels (dba).
      10. No outside lighting shall shine directly onto adjacent property.
          
          Landscaping and Screening Criteria.
      11. Landscaping plans are required and shall indicate existing site conditions as well as proposed plants and shrubs identified by botanical name and size.
      12. Ground covers shall be specified to be planted densely enough to provide 80% coverage within three years of installation and 100% coverage when plant material reaches maturity.
      13. A regular schedule for maintaining all landscape areas shall be established. Any trees, shrubs, and plants which fail to show healthy growth shall be replaced within two years of the date occupancy is granted.
      14. Parking areas shall be screened from adjacent streets and properties by a screening fence (at least 75% opaque) or a compact evergreen hedge at least four feet high to screen out headlights, unless otherwise approved due to extenuating circumstances. Planted areas shall be bordered by concrete, masonry or railroad tie curbs at least 6 inches high for protection during snow removal and other vehicular damage.
      15. Screening with natural vegetation and fences shall otherwise comply with all provisions of the City Code.
      16. On-site trash bins, receptacles, including bottle redemption device, outside storage or holding areas, and mechanical equipment shall be screened from view by screening fence (at least 75% opaque) or compact evergreens of sufficient height and density to screen the view at maturity or within 3 years whichever is first.