Zoning districts are established in the zoning regulations to promote compatible land use patterns and to establish site development regulations appropriate to the purposes and specific nature of each district.

The following base districts and overlay districts are hereby established:

References in the Unified Land Development Ordinance to less intensive or more intensively urbanized districts shall be deemed to refer to those agricultural, residential, commercial, and industrial base zoning districts established in § 410-4.2, and shall represent a progression from the AG Agricultural District as the least intensively urbanized to the I-2 General Industrial District as the most intensively urbanized.

For each zoning district, permitted uses are set forth in the Use Matrix. Individual sections describe the purpose and specific development regulations for each zoning district. Supplemental regulations may affect specific land uses or development regulations in each zoning district. The applicable supplemental regulations are noted in Use Matrix.[1]

The following rules shall apply in determining the boundaries of any zoning district shown on the Zoning Map:

Whenever a public street or alley is vacated, the zoning district adjoining each side of such right-of-way shall be extended out to the former center line, unless the entirety of the vacated public street or alley is sold, conveyed, exchanged, or leased to a single abutting property, then the zoning district will be extended to align with that property.

All unimproved or agricultural territory that may hereafter be annexed to the City shall be considered as lying in the AG Agricultural District until such classification shall be changed as provided by this chapter. Any improved property that is annexed into the City shall be zoned according to the zoning district that most nearly describes either its present use or the use proposed by Seward's Comprehensive Development Plan. This zoning shall be established by the Planning Commission and the City Council at the time of annexation.

Except as specified in this chapter, no building or structure shall be erected, converted, enlarged, reconstructed or structurally altered, nor shall any building or land be used, which does not comply with all of the district regulations established by this chapter for the district in which the building or land is located.

No lot shall contain any building used in whole or in part for residence purposes unless such lot abuts for at least 20 feet on at least one public street, or unless it has an exclusive unobstructed private easement of access or right-of-way of at least 20 feet wide to a street; and there shall be not more than one single-family dwelling for such frontage or easement, except that a common easement of access at least 50 feet wide may be provided for two or more such single-family dwellings or for one or more two-family or multiple dwellings.

Within zoning districts in Seward, different uses are permitted with different conditions. These are displayed in the Use Matrix.[1] Levels of permission include:

The regulators set forth in the tables in Articles 5 through 19 establish the limits and requirements for most development in the City of Seward and its extraterritorial jurisdiction. This section is intended to provide guidance for applying the regulators contained in these tables.

The AG District provides for and preserves the agricultural and rural use of land, while accommodating extremely low-density residential development generally associated with agricultural uses. This district is designed to maintain permanent and comprehensive agricultural uses within the Seward extraterritorial jurisdiction. It recognizes that major agriculture has industrial aspects and negative effects on nearby neighborhoods that often create conflicts between agricultural and residential uses. In addition, land included in the Urban Reserve in the Comprehensive Plan should be retained in the AG District to prevent premature or inappropriate development.

The RR District provides for the rural residential use of land, accommodating agriculture and very-low-density residential environments. It is designed for permanent development of relatively remote areas that are beyond the reach of Seward's foreseeable urban development pattern, making eventual extension of urban services extremely unlikely. RR Districts do not permit comprehensive agriculture, and are intended for areas where farming is not a primary, permanent land use. Subdivisions in RR Districts generally will be developed to rural standards, with gravel roads, surface drainage, and individual water and wastewater management systems. In parts of the Seward jurisdiction with distinctive landforms, conservation development design is required to maintain the character of the land. These areas are designated by the RC Rural Conservation Development Overlay District and are subject to special standards and planning procedures set forth in Article 27 of the Unified Land Development Ordinance. These standards encourage the preservation of important open space resources without reducing the density permitted the developer or property owner.

The R-1 District is intended to provide for urban residential development, with gross densities generally below six units per acre. These areas generally include single-family detached and attached dwellings on relatively large lots with supporting community facilities and urban services, including City water and sanitary sewer service. The R-1 District may also be used as a "holding zone" prior to subdivision for areas designated in the Comprehensive Plan for residential development. The use of the R-1 District for development using wells and individual septic systems should be discouraged, although it is not prohibited.

The R-2 District is intended to provide for moderate -density residential development, with gross densities generally between six units and 12 units per acre. These developments include single-family dwellings on moderate-sized lots along with low-density multi-unit residential structures such as duplexes and townhouses. It provides regulations to encourage innovative forms of housing development. It adapts to both established and developing neighborhoods, as well as transitions between single-family and multifamily areas.

The R-3 District is intended to provide for mixed-density development, including small-lot single-family development and limited multifamily residential development, with gross densities up to 18 units per acre. These developments often are characterized by low-rise buildings in multiple structure configurations, with an emphasis on open space, convenient parking, and, in many cases, common community facilities such as clubhouses and swimming pools. This district is also appropriate for larger townhouse complexes, while still accommodating lower-density forms of development.

Parking areas, accessory buildings, and garages must be at least five feet from a side or rear lot line. A greater separation from residential zoning districts may be required by Article 34.

The R-4 District is intended to provide for medium- and high-density multifamily residential development, with gross densities generally above 18 units per acre. These developments may be in single or multiple structure configurations. The district's regulations are designed to provide for good-quality living environments that provide adequate open space for high-density settings.

The RM District recognizes that mobile home development, properly planned, can provide important opportunities for affordable housing. It provides opportunities for mobile home development within planned parks or subdivisions, along with the supporting services necessary to create quality residential neighborhoods.

The UC District recognizes the mixed-use character of major urban corridors, including traditional arterials such as 6th Street and Main Street, as well as emerging mixed-use corridors. These corridors sometimes accommodate a combination of residential, commercial, and office uses. In many cases, these streets were traditional residential corridors, and include houses that are converting to nonresidential use. Design standards maintain their character as important urban streets. Some uses in the UC District will require development above normal standards in order to assure compatibility with surrounding uses.

In order to maintain the fine-grained character of major mixed-use corridors in Seward, the following design standards shall apply to any office or commercial use developed within the UC District:

The C-1 District accommodates commercial and office facilities that serve the needs of markets ranging from several neighborhoods to the overall region. While allowed commercial and office uses are generally compatible with nearby residential areas, traffic and operating characteristics of some uses may have an impact on adjacent residential neighborhoods. Use regulations require conditional permit review for these selected uses. C-1 Districts are most appropriate at intersections of collector and arterial streets, at the junction of several neighborhoods, along major commercial or mixed-use corridors, or at substantial commercial subcenters. The district also permits other uses with similar urban impacts to substantial commercial development.

In order to maintain a residential character in community commercial areas in Seward, the following design standards shall apply to any office or commercial use developed within the C-1 District:

The C-2 District accommodates a variety of commercial uses, some of which have significant traffic or visual effects. These districts may include commercial uses that are oriented to services, including automotive services, rather than retail activities. These uses may create land use conflicts with adjacent residential areas, requiring provision of adequate buffering. This district is most appropriately located along major arterial streets, along major highway corridors characterized by large-scale uses and traveler services such as Highway 15 south of Seward, or in areas that can be adequately buffered from residential districts. The district permits residential uses by conditional use permit, requiring such uses to be reviewed for compatibility with primary commercial uses in busy corridors.

The CBD District provides appropriate development regulations for downtown Seward, the City's Central Business District. The grouping of uses is designed to strengthen the town center's role as a center for trade, service, and civic life. Mixed uses are allowed and encouraged within the CBD District.

The BP District is designed to promote the development of planned business parks that accommodate corporate offices, research facilities, and structures that can combine office, distribution, and limited industrial uses. These facilities serve a more regional audience, but may provide services to local residents. They usually include extensive landscaping, abundant parking facilities, and good visual and pedestrian relationships among buildings.

The I-1 District is intended to reserve sites appropriate for the location of industrial uses with relatively limited environmental effects. The district is designed to provide appropriate space and regulations to encourage good-quality industrial development, while assuring that facilities are served with adequate parking and loading facilities.

The I-2 District is intended to accommodate a wide variety of industrial uses, some of which may have significant external effects. These uses may have operating characteristics that create conflicts with lower-intensity surrounding land uses. The district provides the reservation of land for these activities and includes buffering requirements to reduce incompatibility