1.   In order to carry out the purpose and intent of the Ordinance, the unincorporated area of Story County, Iowa, is hereby divided into the following base district classifications:

      A-1      Agricultural District

      A-2      Agribusiness District

      A-R      Agricultural/Residential District

      R-1      Transitional Residential District

      R-2      Urban Residential District

      RMH      Residential Manufactured Housing District

      C-LI      Commercial/Light Industrial District

      HI      Heavy Industrial

      GB-C      Greenbelt-Conservation District

   2.   In addition to the base districts identified above, the following overlay district is established.

      R-M      Residential/Mixed-Use (Overlay) District

   1.   The boundaries of these districts are indicated upon the Official Zoning Map of Story County, Iowa, which map is made a part of the Ordinance by reference hereto. The Official Zoning Map and all the notations, references, and other matters shown thereon shall be as much a part of the Ordinance as if the notations, references, and other matters set forth by said map were all fully described herein. The Official Zoning Map shall be on file, physically and digitally, in the office of the Story County Planning and Development Director and shall bear the signature of the Chairperson of the Board of Supervisors attested by the County Auditor, under the certification that this is the Official Zoning Map of Story County, Iowa.

   2.   The Board of Supervisors may adopt a new Official Zoning Map which shall supersede the prior Official Zoning Map; in the event that the Official Zoning Map becomes damaged or destroyed; or for purposes of clarity due to a number of boundary changes, or to correct drafting errors or omissions; provided, however, any such adoption shall not have the effect of amending the Ordinance or any subsequent amendment thereof.

   3.   Where uncertainty exists as to the boundaries of districts as shown on the Official Zoning Map, the following rules shall apply:

      A.   Boundaries indicated as approximately following the centerlines of streets, highways, alleys, or road rights-of-way and/or easements shall be construed to follow such centerlines.

      B.   Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines.

      C.   Boundaries indicated as approximately following section lines, quarter-section lines, or quarter-quarter section lines shall be construed as following such lines.

      D.   Boundaries indicated as approximately following corporate limits shall be construed as following corporate limits.

      E.   Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.

      F.   Boundaries indicated as approximately following the centerlines of rivers, streams, creeks, or other waterways shall be construed to follow such centerlines.

      G.   Boundaries not capable of being determined in the previous paragraphs shall be as dimensioned on the Official Zoning Map, or if not dimensioned, shall be determined by the scale shown on the map.

   4.   Where one parcel of property is divided into two or more portions by reason of different zoning district classifications, each of these portions shall be used independently of the others in its respective zoning classification for the determination of permitted uses and application of bulk standards.

   The following base zone districts are established as applicable to the unincorporated areas of Story County, Iowa: A-1 Agricultural, A-2 Agribusiness, A-R Agricultural-Residential, R-1 Transitional Residential, R-2 Urban Residential, RMH Residential Manufactured Housing, C-LI Commercial/Light Industrial, GB-C Greenbelt-Conservation, HI Heavy Industrial. It is the further intent of these regulations to protect the groundwater resources to the maximum extent practical through proper management of sources and routes of contamination within each District.

   1.   Statement of Intent. The A-1 District is intended and designed to accommodate land uses compatible with agriculture and to protect agricultural land from encroachment of urban land uses. The Cornerstone to Capstone (C2C) Comprehensive Plan designates priority agricultural land as Agricultural Conservation Areas. These areas are intended to preserve rural character by limiting the development of most new non-farm dwellings to large lots. In some instances, the A-1 District permits non-farm residential development on smaller lots in furtherance of the Cornerstone to Capstone (C2C) Comprehensive Plan goals and objectives.

   2.   Principal Permitted Uses. Only the use of structures and/or land listed in this section shall be permitted in the A-1 Agricultural District.

      A.   Agriculture-crop and/or livestock production.

      B.   Non-commercial livestock.

      C.   Single-family dwellings.

      D.   Cemeteries, including mausoleums.

      E.   Public or private stables and riding academies and clubs.

      F.   Parks and forest preserves.

   3.   Permitted Accessory Uses. The following are permitted accessory uses in the A-1 Agricultural District:

      A.   Accessory buildings.

      B.   Home business within a dwelling or an accessory building.

      C.   Temporary buildings in the following circumstances.

         (1)   Asphalt plants (road work) and construction trailers for use incidental to construction work, which buildings shall be removed upon completion or abandonment of the construction work.

            a.   Asphalt plants are subject to the following standards:

               i.   Shall meet bulk requirement for other permitted uses.

               ii.   Shall submit a truck routing plan for review and approval by County Engineer as necessary.

               iii.   Shall be required to restore the area to its original state at the end of the use, including removal of any gravel.

               iv.   Shall be limited in duration to the completion of road or other construction project. The plant shall be removed within 30 days of project end. In total, the plant shall not be located on a parcel for more than six (6) months. A three (3) month extension may be granted.

               v.   Shall submit an air quality permit, NPDES permit, Emergency Spill Plan, and a list of equipment to be stored on site.

         (2)   Shipping containers, including on a permanent basis, meeting the following requirements:

            a.   Screening and safety:

               i.   Shipping containers shall be screened from view by a screening fence or landscaping.

               ii.   Shipping containers shall be anchored and placed on a hard-surfaced area.

               iii.   The color of the shipping container shall be a non-reflective, unobtrusive color that blends in with the surrounding environment. Further, the shipping containers shall not include branding.

            b.   Location. Shipping containers shall be located behind the principal building.

            c.   Setbacks and Height. Shipping containers shall comply with the setback and height requirements for accessory structures in their applicable zoning district. Shipping containers shall not be stacked unless plans are stamped by a Principal Engineer.

      D.   Mobile homes or manufactured homes as a temporary residence while construction of a residence is ongoing. A zoning permit is required and shall be for a period of one year. A one-year extension of the permit may be granted by the Planning and Development Director upon a finding that conditions are such that the original one year is unreasonable.

      E.   Non-commercial Wind Energy Conversion Systems (WECS ), subject to the following standards:

         (1)   Tower Height.

            a.   For property sizes under one acre, the tower height shall be limited to 80 feet unless it is necessary to increase the height of the tower to the minimum height necessary so that the bottom of the turbine rotor will clear a wind obstacle within a 500-foot radius by 30 feet.

            b.   For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the small wind energy tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   The base of a tower shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restricts new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Noise. Non-commercial WECS shall not exceed 60 dBA, as measured at the closest neighboring dwelling. The level, however, may be exceeded during short-term events such as utility outages and/or severe wind storms.

         (4)   Engineer Certification. A non-commercial WECS, or a small wind energy system mounted on a structure other than a free-standing tower, shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. For non-commercial WECS less than 20 kW mounted on a free-standing tower, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a system, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such small wind energy systems, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (5)   Compliance with FAA Regulations. Non-commercial WECS must comply with applicable FAA regulations.

         (6)   Compliance with National Electric Code. Applications for non-commercial WECS shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (7)   Utility Notification. No non-commercial WECS shall be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator, under an agreement approved by and subject to the regulations adopted by the Iowa Utilities Board. Off-grid systems shall be exempt from this requirement.

         (8)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the system under a standard homeowner's or standard business owner's insurance policy, separate and distinct from any insurance requirements of a public utility.

         (9)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the turbine shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (10)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a wind generator, tower, building, or other structure associated with a small wind energy system, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (11)   Lighting. No illumination of the turbine or tower shall be allowed unless required by the FAA.

      F.   Non-commercial Solar Energy Systems, subject to the following standards:

         (1)   Height. Building or roof-mounted non-commercial solar energy systems, whether mounted on the principal building or accessory building, may not exceed the maximum principal use height or accessory use height specified for the use type in the underlying zoning district. In no instance shall any part of the solar energy system extend beyond the edge of the roof. A ground-mounted system shall not exceed the maximum building height for accessory uses.

         (2)   Setback. In no instance shall any part of the solar energy system extend beyond the required setbacks for accessory uses listed in Table 86-2.

         (3)   Solar Panels. Solar panels shall be placed such that concentrated solar radiation or glare is not directed onto nearby properties or roadways.

         (4)   Compliance with FAA Regulations. Non-commercial SES must comply with applicable FAA regulations.

         (5)   Compliance with National Electric Code. Applications for non-commercial SES shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (6)   Utility Notification. A non-commercial SES shall not be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.

      G.   Antenna co-location on communication towers/facilities constructed prior to April 20, 2001, subject to the zoning permit process outlined in Section 92.10, Required Permits.

      H.   Caretaker residence associated with a public or private stable.

      I.   Within the A-1 District a mobile home conforming to the anchor requirements as specified herein, and provided with septic and water facilities and conforming to the regulations for an accessory building, shall be allowed adjacent but not closer than ten feet to an established dwelling for the purposes of providing care for, or receiving care from, individuals residing in the primary structure:

         (1)   A zoning permit shall be required for the above-stated mobile home use within the A-1 District.

         (2)   This permit shall be valid for only one year and may be renewed by re-application for one year increments thereafter.

         (3)   This permit shall expire upon the death or relocation of the occupant to another place of residency.

      J.   Non-commercial towers, subject to the following standards:

         (1)   Tower Height. For property sizes under one acre, the tower height shall be limited to 80 feet. For property sizes of one acre or more, there is no limitation on tower height except as imposed by FAA regulations.

         (2)   Setback. The base of the tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   The base of a tower shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Engineer Certification. A tower shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. However, a manufacturer may submit its standard plans and specifications, including its soils study, and foundation plans for such a tower, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such tower, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (4)   Compliance with FAA Regulations. Non-commercial towers must comply with applicable FAA regulations.

         (5)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the tower under a standard homeowner's or standard business owner's insurance policy.

         (6)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the tower shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (7)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a tower, building, or other structure associated with a tower, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (8)   Lighting. No illumination of the tower shall be allowed unless required by the FAA.

      K.   Child care home.

            e.   The closest wall of the accessory dwelling unit shall not be further than 200 feet from the existing single-family dwelling, unless a greater distance is necessary to avoid either the location of the existing wastewater treatment system and laterals and required setbacks therefrom or impact to critical natural resource areas, as mapped by the C2C Future Land Use Map. In these instances, it shall be as sited as close as possible to the existing single-family dwelling while avoiding impacts to these areas.

   4.   Conditional Uses. See Chapter 90.

      A.   Net Lot Area. The minimum lot size (net acreage) for the construction of a dwelling shall be 35 acres, subject to the following exceptions:

         (1)   If the parcel is considered a legally established lot-of-record, it may be built upon regardless of size in accordance with the provisions of Chapter 91.01.

         (2)   If the parcel contains a farmstead a minimum lot size of one acre (net) is applicable. To qualify as an existing farmstead the following minimum criteria must all be met:

            a.   The farm dwelling shall have been constructed prior to June 30, 1977.

            b.   The farmstead shall not have been converted to crop production.

            c.   Minimum evidence of the farmstead's existence shall include:

               i.   Previous tax records establishing existence of the farm dwelling; or

               ii.   Existence of 75 percent of the farm dwelling's foundation; or

               iii.   Conclusive evidence from aerial photographs of the dwellings existence.

         (3)   If the parcel is evaluated by the L.E.S.A. system and identified as being low-to-moderate value agricultural land by being within both the ranges for the Site Assessment (SA) and Land Evaluation and Site Assessment (LESA) scores in Table 86-1, a minimum lot size of one acre (net) is applicable.

         (4)   If the parcel has been created through a residential parcel subdivision, a minimum lot size of one acre (net) is applicable.

 

 

   B.   Table of Bulk Requirements. The minimum bulk requirements listed in Table 86-2 apply to all development within the A-1 Agricultural District.

 

 

      6.   General Site Planning Standards. General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

      7.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

      8.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa and Story County. Conditions addressing such impacts shall be determined at the time of review of required permit and as administered by the Planning and Development Department, noted on the face of the permit. Such permit shall be filed in the office of the Story County Planning and Development Department.

   1.   Statement of Intent. The A-2 District is intended and designed to provide for those activities strongly interrelated with agricultural uses and must therefore be located in agricultural areas. It may be necessary to locate such uses on land scoring 267-300 points based on the Land Evaluation and Site Assessment (LESA) System, although this shall be avoided where possible. It is also intended that, to the degree possible, all A-2 Districts shall be entirely surrounded by the A-1 District.

   2.   Principal Permitted Uses. Only the use of structures and/or land listed in this section shall be permitted in the A-2 Agribusiness District.

      A.   Agriculture - crop and/or livestock production.

      B.   Non-commercial livestock.  

      C.   Farmstead.

      D.   Cemeteries, including mausoleums.

      E.   Public or private stables and riding academies and clubs.

      F.   Parks and forest preserves.

      G.   Animal hospitals, and veterinary clinics, provided however, that such uses not be permitted on parcels where the LESA score is 267-300.

      H.   Anhydrous ammonia storage and/or pumping facilities.

      I.   Fertilizer and agricultural chemical and seed sales.

      J.   Grain elevators.

      K.   Livestock feed and grain sales providing dust is effectively controlled.

      L.   Seed research facility including lab facilities, storage and refrigeration.

      M.   Liquid propane storage tanks (2,000 gallons or greater) with intent to distribute.

      N.   Storage, retail or wholesale marketing, or processing of agricultural products into a value-added agricultural product.

   3.   Permitted Accessory Uses. The following are permitted accessory uses in the A-2 Agribusiness District.

      A.   Accessory buildings.

      B.   Home business within a dwelling or in an accessory building.

      C.   Temporary buildings in the following circumstances.

         (1)   Asphalt plants (road work) and construction trailers for use incidental to construction work, which buildings shall be removed upon completion or abandonment of the construction work.

            a.   Asphalt plants are subject to the following standards:

               i.   Shall meet bulk requirement for other permitted uses.

               ii.   Shall submit a truck routing plan for review and approval by County Engineer as necessary.

               iii.   Shall be required to restore the area to its original state at the end of the use, including removal of any gravel.

               iv.   Shall be limited in duration to the completion of road or other construction project. The plant shall be removed within 30 days of project end. In total, the plant shall not be located on a parcel for more than six (6) months. A three (3) month extension may be granted

               v.   Shall submit an air quality permit, NPDES permit, Emergency Spill Plan, and a list of equipment to be stored on site.

         (2)   Shipping containers, including on a permanent basis, meeting the following requirements:

            a.   Screening and safety:

               i.   Shipping containers shall be screened from view by a screening fence or landscaping.

               ii.   Shipping containers shall be anchored and placed on a hard-surfaced area.

               iii.   The color of the shipping container shall be a non-reflective, unobtrusive color that blends in with the surrounding environment. Further, the shipping containers shall not include branding.

            b.   Location. Shipping containers shall be located behind the principal building.

            c.   Setbacks and Height. Shipping containers shall comply with the setback and height requirements for accessory structures in their applicable zoning district. Shipping containers shall not be stacked unless plans are stamped by a Principal Engineer.

      D.   Non-commercial WECS, subject to the following standards:

         (1)   Tower Height.

            a.   For property sizes under one acre, the tower height shall be limited to 80 feet unless it is necessary to increase the height of the tower to the minimum height necessary so that the bottom of the turbine rotor will clear a wind obstacle within a 500-foot radius by 30 feet.

            b.   For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the small wind energy tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   The base of a tower shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Noise. Non-commercial WECS shall not exceed 60 dBA, as measured at the closest neighboring dwelling. The level, however, may be exceeded during short-term events such as utility outages and/or severe wind storms.

         (4)   Engineer Certification. A non-commercial WECS, or a small wind energy system mounted on a structure other than a free-standing tower, shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. For non-commercial WECS less than 20 kW mounted on a free-standing tower, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a system, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such small wind energy systems, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (5)   Compliance with FAA Regulations. Non-commercial WECS must comply with applicable FAA regulations.

         (6)   Compliance with National Electric Code. Applications for non-commercial WECS shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (7)   Utility Notification. No non-commercial WECS shall be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator, under an agreement approved by and subject to the regulations adopted by the Iowa Utilities Board. Off-grid systems shall be exempt from this requirement.

         (8)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the system under a standard homeowner's or standard business owner's insurance policy, separate and distinct from any insurance requirements of a public utility.

         (9)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the turbine shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (10)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a wind generator, tower, building, or other structure associated with a small wind energy system, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (11)   Lighting. No illumination of the turbine or tower shall be allowed unless required by the FAA.

      E.   Non-commercial SES, subject to the following standards:

         (1)   Height. Building or roof-mounted non-commercial solar energy systems, whether mounted on the principal building or accessory building, may not exceed the maximum principal use height or accessory use height specified for the use type in the underlying zoning district. In no instance shall any part of the solar energy system extend beyond the edge of the roof. A ground-mounted system shall not exceed the maximum building height for accessory uses.

         (2)   Setback. In no instance shall any part of the solar energy system extend beyond the required setbacks for accessory uses listed in Table 86-3.

         (3)   Solar Panels. Solar panels shall be placed such that concentrated solar radiation or glare is not directed onto nearby properties or roadways.

         (4)   Compliance with FAA Regulations. Non-commercial SES must comply with applicable FAA regulations.

         (5)   Compliance with National Electric Code. Applications for non-commercial SES shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (6)   Utility Notification. A non-commercial SES shall not be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.

      F.   Antenna co-location on communication towers/facilities constructed prior to April 20, 2001, subject to the zoning permit process outlined in Section 92.10, Required Permits.

      G.   Single-family dwelling or a maximum of 50 percent of the gross floor area of a commercial structure may be used for residential purposes.

      H.   Non-commercial towers, subject to the following standards:

         (1)   Tower Height. For property sizes under one acre, the tower height shall be limited to 80 feet. For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   Towers shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Engineer Certification. A tower shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. However, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a tower, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such tower, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (4)   Compliance with FAA Regulations. Non-commercial towers must comply with applicable FAA regulations.

         (5)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation, and operation of the tower under a standard homeowner's or standard business owner's insurance policy.

         (6)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the tower shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (7)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a tower, building, or other structure associated with a tower, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (8)   Lighting. No illumination of the tower shall be allowed unless required by the FAA.

      I.   Child care home.

   4.   Conditional Uses. See Chapter 90.

   5.   Bulk Requirements. The bulk requirements listed in Table 86-3 shall apply to all development within the A-2 Agribusiness District.

 

 

   6.   General Site Planning Standards. General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

   7.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

   8.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa and Story County. Conditions addressing such impacts shall be determined at the time of review of required permit and as administered by the Planning and Development Department, noted on the face of the permit. Such permit shall be filed in the office of the Story County Planning and Development Department.

   1.   Statement of Intent. The A-R Agricultural Residential District is designed to provide for single-family detached dwellings with limited activities interrelated with agricultural uses at a rural density. Community facilities and open-space uses that serve the residents may also be included in the layout of subdivisions within this district with special provisions to protect the rural residential character of the District. This District is not intended to permit isolated rural dwellings incompatible with surrounding land uses and not in conformance with the Cornerstone to Capstone (C2C) Comprehensive Plan.

   2.   Principal Permitted Uses. Only the use of structures and/or land listed in this section shall be permitted in the A-R Agricultural Residential District.

      A.   Single-family dwellings.

      B.   Parks.

      C.   Cemeteries adjacent to or an extension of existing cemeteries.

      D.   Stables, private and public and riding academies and clubs.

      E.   Family home.

   3.   Permitted Accessory Uses. The following are permitted accessory uses in the A-R Agricultural Residential District:

      A.   Accessory buildings.

      B.   Home business within a dwelling or in an accessory building.

      C.   Temporary buildings in the following circumstances:

         (1)   Construction trailers for use incidental to construction work, which buildings shall be removed upon completion or abandonment of the construction work.

      D.   Temporary use of a dwelling structure within a new subdivision as a job office and real estate office for the subject subdivision, which shall terminate upon completion or abandonment of the project.

      E.   Non-commercial livestock subject to the standards in 88.18.

      F.   Non-commercial WECS, subject to the following standards:

         (1)   Tower Height.

            a.   For property sizes under one acre, the tower height shall be limited to 80 feet unless it is necessary to increase the height of the tower to the minimum height necessary so that the bottom of the turbine rotor will clear a wind obstacle within a 500-foot radius by 30 feet.

            b.   For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the small wind energy tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   The base of a tower shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Noise. Non-commercial WECS shall not exceed 60 dBA, as measured at the closest neighboring dwelling. The level, however, may be exceeded during short-term events such as utility outages and/or severe wind storms.

         (4)   Engineer Certification. A non-commercial WECS, or a small wind energy system mounted on a structure other than a free-standing tower, shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. For non-commercial WECS less than 20 kW mounted on a free-standing tower, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a system, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such small wind energy systems, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (5)   Compliance with FAA Regulations. Non-commercial WECS must comply with applicable FAA regulations.

         (6)   Compliance with National Electric Code. Applications for non-commercial WECS shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (7)   Utility Notification. No Non-commercial WECS shall be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator, under an agreement approved by and subject to the regulations adopted by the Iowa Utilities Board. Off-grid systems shall be exempt from this requirement.

         (8)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the system under a standard homeowner's or standard business owner's insurance policy, separate and distinct from any insurance requirements of a public utility.

         (9)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the turbine shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (10)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a wind generator, tower, building, or other structure associated with a small wind energy system, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (11)   Lighting. No illumination of the turbine or tower shall be allowed unless required by the FAA.

      G.   Non-commercial SES, subject to the following standards:

         (1)   Height. Building or roof-mounted non-commercial solar energy systems, whether mounted on the principal building or accessory building, may not exceed the maximum principal use height or accessory use height specified for the use type in the underlying zoning district. In no instance shall any part of the solar energy system extend beyond the edge of the roof. A ground-mounted system shall not exceed the maximum building height for accessory uses.

         (2)   Setback. In no instance shall any part of the solar energy system extend beyond the required setbacks for accessory uses listed in Table 86-4.

         (3)   Solar Panels. Solar panels shall be placed such that concentrated solar radiation or glare is not directed onto nearby properties or roadways.

         (4)   Compliance with FAA Regulations. Non-commercial SES must comply with applicable FAA regulations..

         (5)   Compliance with National Electric Code. Applications for non-commercial SES shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (6)   Utility Notification. A non-commercial SES shall not be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.

      H.   Antenna co-location on communication towers/facilities constructed prior to April 20, 2001, subject to the zoning permit process outlined in Section 92.10, Required Permits.

      I.   Non-commercial towers, subject to the following standards:

         (1)   Tower Height. For property sizes under one acre, the tower height shall be limited to 80 feet. For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the tower shall be set back from all property lines, public rights-of-way and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   Towers shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Engineer Certification. A tower shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. However, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a tower, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time, stamped approval is obtained, that manufacturer may thereafter construct such tower, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an. Iowa registered engineer for each such installation.

         (4)   Compliance with FAA Regulations. Non-commercial towers must comply with applicable FAA regulations.

         (5)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the tower under a standard homeowner's or standard business owner's insurance policy.

         (6)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the tower shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (7)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a tower, building, or other structure associated with a tower, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (8)   Lighting. No illumination of the tower shall be allowed unless required by the FAA.

      J.   Child care home.

      K.   An accessory dwelling unit conforming to the requirements specified herein:

         (1)   Zoning Permit Required. A zoning permit shall be submitted for any accessory dwelling unit, including when an existing single-family dwelling or accessory structure is modified to create an accessory dwelling unit therein.

         (2)   Wastewater and Water facilities. The accessory dwelling unit shall be provided with wastewater and water facilities. A septic permit application shall be required to be submitted to the Environmental Health Department for all accessory dwelling units, including when an existing single-family dwelling or accessory structure is modified to create an accessory dwelling unit therein, prior to issuance of the zoning permit for an accessory dwelling unit.

         (3)   911 Address Required. The accessory dwelling unit shall have an established 911 address that is separate from the 911 address of the existing single-family dwelling. An application for a 911 address shall be shall be required to be submitted for all accessory dwelling units prior to issuance of the zoning permit for an accessory dwelling unit.

         (4)   Size and Other Design Standards.

            a.   The accessory dwelling unit shall not exceed 1,200 square feet in gross floor area. This does not include finished or unfinished basements.

            b.   The accessory dwelling unit shall have a paved or gravel access leading to the parking for the unit, unless the accessory dwelling unit shares parking with the existing single-family dwelling. A separate garage for an accessory dwelling unit shall not be larger than 600 square feet.

            c.   There shall not be more than one accessory dwelling unit per parcel, tract, or lot.

            d.   The accessory dwelling unit shall meet all applicable bulk requirements for single-family dwellings within the zoning district, including for setbacks and height.

            e.   The closest wall of the accessory dwelling unit shall not be further than 200 feet from the existing single-family dwelling, unless a greater distance is necessary to avoid either the location of the existing wastewater treatment system and laterals and required setbacks therefrom or impact to critical natural resource areas, as mapped by the C2C Future Land Use Map. In these instances, it shall be as sited as close as possible to the existing single-family dwelling while avoiding impacts to these areas.

            f.   The accessory dwelling shall contain at least one window on an exterior wall in every bedroom that is no smaller than 5.7 square feet.

         (5)   Conversion of Existing Accessory Structures.

            a.   Existing accessory structures conforming to the bulk requirements for single-family dwellings in Table 86-2 shall be permitted to be converted to an accessory dwelling unit.

            b.    Overhead doors, or garage doors, shall be removed from structures being converted to accessory dwelling units and shall be replaced with a new, matching facade. This requirement only applies to the portions of a structure being converted to living space for the accessory dwelling unit.

         (6)   Division of land. The division of land to separate the accessory dwelling unit onto a separate parcel, lot, or tract than the existing single-family dwelling unit shall not be permitted.

   4.   Conditional Uses. See Chapter 90.

   5.   Bulk Requirements. The bulk requirements listed in Table 86-4 shall apply to all development within the A-R Agricultural Residential District.

 

 

      6.   General Site Planning Standards. General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

      7.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

      8.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa and Story County. Conditions addressing such impacts shall be determined at the time of review of required permit and as administered by the Planning and Development Department, noted on the face of the permit. Such permit shall be filed in the office of the Story County Planning and Development Department.

   1.   Statement of Intent. The R-1 Transitional Residential District is designed to provide a district for single-family detached dwellings between a rural and urban density. Subdivisions created within the R-1 district may also include community facilities and open space uses, with special provisions to protect the residential character of the District. This District is not intended to permit isolated rural dwellings incompatible with surrounding land uses and not in conformance with the Cornerstone to Capstone (C2C) Comprehensive Plan. The R-1 Transitional Residential District shall be located in the Urban Expansion Area or Rural Villages as shown on the C2C Plan.

   2.   Principal Permitted Uses. Only the use of structures and/or land listed in this section shall be permitted in the R-1 Transitional Residential District.

      A.   Single-family dwellings.

      B.   Parks.

      C.   Cemeteries adjacent to or as an extension of existing cemeteries.

      D.   Family home.

   3.   Permitted Accessory Uses. The following are permitted accessory uses in the R-1 Transitional Residential District:

      A.   Accessory buildings.

      B.   Home business in a dwelling, or, if the property is one (1) net-acre or greater in size, then a home business may be located in an accessory structure, subject to the standards outlined in Chapter 89.01.

      C.   Temporary buildings in the following circumstances:

         (1)   Construction trailers for use incidental to construction work, which buildings shall be removed upon completion or abandonment of the construction work.

      D.   Temporary use of a dwelling within a new subdivision as a job office and real estate office for the subject subdivision, which shall terminate upon completion or abandonment of the project.

      E.   Non-commercial livestock subject to the standards in 88.18.

      F.   Non-commercial WECS, subject to the following standards:

         (1)   Tower Height.

            a.   For property sizes under one acre, the tower height shall be limited to 80 feet unless it is necessary to increase the height of the tower to the minimum height necessary so that the bottom of the turbine rotor will clear a wind obstacle within a 500-foot radius by 30 feet.

            b.   For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the small wind energy tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   The base of a tower shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Noise. Non-commercial WECS shall not exceed 60 dBA, as measured at the closest neighboring dwelling. The level, however, may be exceeded during short-term events such as utility outages and/or severe wind storms.

         (4)   Engineer Certification. A non-commercial WECS, or a small wind energy system mounted on a structure other than a free-standing tower, shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. For non-commercial WECS less than 20 kW mounted on a free-standing tower, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a system, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such small wind energy systems, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (5)   Compliance with FAA Regulations. Non-commercial WECS must comply with applicable FAA regulations.

         (6)   Compliance with National Electric Code. Applications for non-commercial WECS shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (7)   Utility Notification. No non-commercial WECS shall be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator, under an agreement approved by and subject to the regulations adopted by the Iowa Utilities Board. Off-grid systems shall be exempt from this requirement.

         (8)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the system under a standard homeowner's or standard business owner's insurance policy, separate and distinct from any insurance requirements of a public utility.

         (9)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the turbine shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (10)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a wind generator, tower, building, or other structure associated with a small wind energy system, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (11)   Lighting. No illumination of the turbine or tower shall be allowed unless required by the FAA.

      G.   Non-commercial SES, subject to the following standards:

         (1)   Height. Building or roof-mounted non-commercial solar energy systems, whether mounted on the principal building or accessory building, may not exceed the maximum principal use height or accessory use height specified for the use type in the underlying zoning district. In no instance shall any part of the solar energy system extend beyond the edge of the roof. A ground-mounted system shall not exceed the maximum building height for accessory uses.

         (2)   Setback. In no instance shall any part of the solar energy system extend beyond the required setbacks for accessory uses listed in Table 86-5.

         (3)   Solar Panels. Solar panels shall be placed such that concentrated solar radiation or glare is not directed onto nearby properties or roadways.

         (4)   Compliance with FAA Regulations. Non-commercial SES must comply with applicable FAA regulations.

         (5)   Compliance with National Electric Code. Applications for non-commercial SES shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (6)   Utility Notification. A non-commercial SES shall not be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.

      H.   Non-commercial towers, subject to the following standards:

         (1)   Tower Height. For property sizes under one acre, the tower height shall be limited to 80 feet. For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   Towers shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Engineer Certification. A tower shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. However, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a tower, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such tower, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (4)   Compliance with FAA Regulations. Non-commercial towers must comply with applicable FAA regulations.

         (5)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the tower under a standard homeowner's or standard business owner's insurance policy.

         (6)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the tower shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (7)   Signage. No signs, other than appropriate warning signs or standard manufacturer's or installer's identification signage, shall be displayed on a tower, building, or other structure associated with a tower, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (8)   Lighting. No illumination of the tower shall be allowed unless rewired by the FAA.

      I.   Child care home.

      J.   An accessory dwelling unit conforming to the requirements specified herein:

         (1)   Zoning Permit Required. A zoning permit shall be submitted for any accessory dwelling unit, including when an existing single-family dwelling or accessory structure is modified to create an accessory dwelling unit therein.

         (2)   Wastewater and Water facilities. The accessory dwelling unit shall be provided with wastewater and water facilities. A septic permit application shall be required to be submitted to the Environmental Health Department for all accessory dwelling units, including when an existing single-family dwelling or accessory structure is modified to create an accessory dwelling unit therein, prior to issuance of the zoning permit for an accessory dwelling unit.

         (3)   911 Address Required. The accessory dwelling unit shall have an established 911 address that is separate from the 911 address of the existing single-family dwelling. An application for a 911 address shall be shall be required to be submitted for all accessory dwelling units prior to issuance of the zoning permit for an accessory dwelling unit.

         (4)   Size and Other Design Standards.

            a.   The accessory dwelling unit shall not exceed 1,200 square feet in gross floor area. This does not include finished or unfinished basements.

            b.   The accessory dwelling unit shall have a paved or gravel access leading to the parking for the unit, unless the accessory dwelling unit shares parking with the existing single-family dwelling. A separate garage for an accessory dwelling unit shall not be larger than 600 square feet.

            c.   There shall not be more than one accessory dwelling unit per parcel, tract, or lot.

            d.   The accessory dwelling unit shall meet all applicable bulk requirements for single-family dwellings within the zoning district, including for setbacks and height.

            e.   The accessory dwelling shall contain at least one window on an exterior wall in every bedroom that is no smaller than 5.7 square feet.

         (5)   Conversion of Existing Accessory Structures.

            a.   Existing accessory structures conforming to the bulk requirements for single-family dwellings in Table 86-2 shall be permitted to be converted to an accessory dwelling unit.

            b.   Overhead doors, or garage doors, shall be removed from structures being converted to Accessory Dwelling Units and shall be replaced with a new, matching facade. This requirement only applies to the portions of a structure being converted to living space for the accessory dwelling unit.

         (6)   Division of land. The division of land to separate the accessory dwelling unit onto a separate parcel, lot, or tract than the existing single-family dwelling unit shall not be permitted.

   4.   Conditional Uses. See Chapter 90.

   5.   Bulk Requirements. The bulk requirements listed in Table 86-5 shall apply to all development within the R-1 Transitional Residential District.

 

   6.   General Site Planning Standards. General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

   7.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

   8.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa and Story County. Conditions addressing such impacts shall be determined at the time of review of the required permit and as administered by the Planning and Development Department, noted on the face of the permit. Such permit shall be filed in the office of the Story County Planning and Development Department.

   1.   Statement of Intent. The R-2 Urban Residential District is designed to provide a district for single-family detached dwellings and two-family attached dwellings at an urban density where common water and wastewater treatment facilities are utilized. The R-2 Urban Residential District shall be located in the Urban Expansion Area or Rural Villages as shown on the C2C Plan.

   2.   Principal Permitted Uses. Only the use of structures and/or land listed in this section shall be permitted in the R-2 Urban Residential District.

      A.   Single-family and two-family dwellings.

      B.   Parks.

      C.   Cemeteries adjacent to or as an extension of existing cemeteries.

      D.   Family homes.

   3.   Permitted Accessory Uses. The following are permitted accessory uses in the R-2 Urban Residential District.

      A.   Accessory buildings.

      B.   Home business in a dwelling.

      C.   Temporary buildings in the following circumstances:

         (1)   Construction trailers for use incidental to construction work, which buildings shall be removed upon completion or abandonment of the construction work.

      D.   Temporary use of a dwelling within a new subdivision as a job office and real estate office for the subject subdivision, which shall terminate upon completion or abandonment of the project.

      E.   Non-commercial livestock subject to the standards in 88.18.   

      F.   Non-commercial WECS, subject to the following standards:

         (1)   Tower Height.

            a.   For property sizes under one acre, the tower height shall be limited to 80 feet unless it is necessary to increase the height of the tower to the minimum height necessary so that the bottom of the turbine rotor will clear a wind obstacle within a 500-foot radius by 30 feet.

            b.   For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the small wind energy tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   The base of a tower shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Noise. Non-commercial WECS shall not exceed 60 dBA, as measured at the closest neighboring dwelling. The level, however, may be exceeded during short-term events such as utility outages and/or severe wind storms.

         (4)   Engineer Certification. A non-commercial WECS, or a small wind energy system mounted on a structure other than a free-standing tower, shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. For non-commercial WECS less than 20 kW mounted on a free-standing tower, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a system, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such small wind energy systems, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (5)   Compliance with FAA Regulations. Non-commercial WECS must comply with applicable FAA regulations.

         (6)   Compliance with National Electric Code. Applications for non-commercial WECS shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (7)   Utility Notification. No non-commercial WECS shall be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator, under an agreement approved by and subject to the regulations adopted by the Iowa Utilities Board. Off-grid systems shall be exempt from this requirement.

         (8)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the system under a standard homeowner's or standard business owner's insurance policy, separate and distinct from any insurance requirements of a public utility.

         (9)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the turbine shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (10)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a wind generator, tower, building, or other structure associated with a small wind energy system, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (11)   Lighting. No illumination of the turbine or tower shall be allowed unless required by the FAA.

      G.   Non-commercial SES, subject to the following standards:

         (1)   Height. Building or roof-mounted non-commercial solar energy systems, whether mounted on the principal building or accessory building, may not exceed the maximum principal use height or accessory use height specified for the use type in the underlying zoning district. In no instance shall any part of the solar energy system extend beyond the edge of the roof. A ground-mounted system shall not exceed the maximum building height for accessory uses.

         (2)   Setback. In no instance shall any part of the solar energy system extend beyond the required setbacks for accessory uses listed in Table 86-6.

         (3)   Solar Panels. Solar panels shall be placed such that concentrated solar radiation or glare is not directed onto nearby properties or roadways.

         (4)   Compliance with FAA Regulations. Non-commercial SES must comply with applicable FAA regulations.

         (5)   Compliance with National Electric Code. Applications for non-commercial SES shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (6)   Utility Notification. A non-commercial SES shall not be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.

      H.   Non-commercial towers, subject to the following standards:

         (1)   Tower Height. For property sizes under one acre, the tower height shall be limited to 80 feet. For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   Towers shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected are within 100 percent of the total height of the tower.

         (3)   Engineer Certification. A tower shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. However, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a tower, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such tower, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (4)   Compliance with FAA Regulations. Non-commercial towers must comply with applicable FAA regulations.

         (5)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the tower under a standard homeowner's or standard business owner's insurance policy.

         (6)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the tower shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (7)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a tower, building, or other structure associated with a tower, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (8)   Lighting. No illumination of the tower shall be allowed unless required by the FAA.

      I.   Child care home.

      J.   An accessory dwelling unit conforming to the requirements specified herein:

         (1)   Zoning Permit Required. A zoning permit shall be submitted for any accessory dwelling unit, including when an existing single-family dwelling or accessory structure is modified to create an accessory dwelling unit therein.

         (2)   Wastewater and Water facilities. The accessory dwelling unit shall be provided with wastewater and water facilities. A septic permit application shall be required to be submitted to the Environmental Health Department for all accessory dwelling units, including when an existing single-family dwelling or accessory structure is modified to create an accessory dwelling unit therein, prior to issuance of the zoning permit for an accessory dwelling unit.

         (3)   911 Address Required. The accessory dwelling unit shall have an established 911 address that is separate from the 911 address of the existing single-family dwelling. An application for a 911 address shall be shall be required to be submitted for all accessory dwelling units prior to issuance of the zoning permit for an accessory dwelling unit.

         (4)   Size and Other Design Standards.

            a.   The accessory dwelling unit shall not exceed 1,200 square feet in gross floor area. This does not include finished or unfinished basements.

            b.   The accessory dwelling unit shall have a paved or gravel access leading to the parking for the unit, unless the accessory dwelling unit shares parking with the existing single-family dwelling. A separate garage for an accessory dwelling unit shall not be larger than 600 square feet.

            c.   There shall not be more than one accessory dwelling unit per parcel, tract, or lot.

            d.   The accessory dwelling unit shall meet all applicable bulk requirements for single-family dwellings within the zoning district, including for setbacks and height.

            e.   The accessory dwelling shall contain at least one window on an exterior wall in every bedroom that is no smaller than 5.7 square feet.

         (5)   Conversion of Existing Accessory Structures.

            a.   Existing accessory structures conforming to the bulk requirements for single-family dwellings in Table 86-2 shall be permitted to be converted to an accessory dwelling unit.

            b.   Overhead doors, or garage doors, shall be removed from structures being converted to Accessory Dwelling Units and shall be replaced with a new, matching facade. This requirement only applies to the portions of a structure being converted to living space for the accessory dwelling unit.

         (6)   Division of land. The division of land to separate the accessory dwelling unit onto a separate parcel, lot, or tract than the existing single-family dwelling unit shall not be permitted.

   4.   Conditional Uses. See Chapter 90.

   5.   Bulk Requirements. The bulk requirements listed in Table 86-6 shall apply to all development within the R-2 Urban Residential District.

 

 

   6.   General Site Planning Standards. General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

   7.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

   8.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa and Story County. Conditions addressing such impacts shall be determined at the time of review of required permit and as administered by the Planning and Development Department, noted on the face of the permit. Such permit shall be filed in the office of the Story County Planning and Development Department.

   1.   Statement of Intent. The RMH District is intended and designed to provide for planned manufactured housing developments, including related recreational, commercial, and other service facilities. The RMH District standards are intended to encourage quality manufactured housing developments while promoting affordable housing and to integrate these developments into the surrounding area. Manufactured housing developments shall be in accordance with the provisions of this section, the regulations of the Story County Board of Health, and applicable State statutes. The RMH District is not intended to allow nonresidential uses such as manufactured housing sales and display areas except such uses that are required for the direct servicing and well-being of its residents and for the management and maintenance of the development. This shall in no way prohibit the sale by the owner of a manufactured home located on a stand and connected to the pertinent utilities.

   2.   Principal Permitted Uses. Only the use of structures or land listed in this section shall be permitted in the RMH Residential Manufactured Housing District.

      A.   Manufactured housing developments. For the purposes of this section, whenever the term "manufactured home" is used it includes "mobile home," as defined in Chapter 85.

   3.   Permitted Accessory Uses. The following are permitted accessory uses:

      A.   Subordinate buildings or structures that are in addition to or supplement the facilities provided by a manufactured home, such as awnings, cabanas, storage structures, garages, carports, and porches.

      B.   Common facility service buildings or community buildings intended exclusively for the use of the manufactured housing development's residents, including recreational vehicle and boat storage area, laundry facilities, sanitary facilities, recreational facilities, storm shelter facilities, or non-automotive commercial uses supplying essential goods or services.

      C.   Management buildings, maintenance buildings, one dwelling unit to be occupied by the owner or administrator of the development, and other uses similar in nature.

      D.   Home business in a dwelling.

      E.   Temporary buildings in the following circumstances:

         (1)   Construction trailers for use incidental to construction work, which buildings shall be removed upon completion or abandonment of the construction work.

      F.   Child care homes.

   4.   Conditional Uses. See Chapter 90. Conditional uses shall meet applicable external separation standard requirements in Section 86 and yard requirements in Table 86-7, unless otherwise specified by the Board of Adjustment.

   5.   Area Requirements and External Separation Standards.

      A.   Minimum Area. The minimum area for a manufactured housing development shall be five acres.

      B.   Separation Standards.

         (1)   No part of any manufactured home or other structure shall be located within 30 feet of any public road right-of-way or within 15 feet of any exterior boundary of the development.

   6.   Bulk Requirements.

      A.   The maximum lot area to be covered by all structures shall not exceed 50 percent.

      B.   The bulk requirements listed in Table 86-7 shall apply to all development within the Residential Manufactured Housing District.

 

 

   7.   Off-Street Parking and Loading. Parking spaces shall be paved and durable and well drained under normal use and weather conditions. No part of any parking stall shall be closer than five feet to any interior street line.

   8.   Visitor Parking. Visitor parking shall be provided in the amount of one space per four manufactured home lots, and located so as to be easily accessible to all homes within the development.

   9.   Manufactured Housing Development Standards. The following are the minimum requirements for manufactured housing developments:

      A.   Common Open Space. A minimum of 500 square feet for each single wide lot area and a minimum of 600 square feet for each double wide lot area shall be provided for one or more common open space areas that shall be easily accessible to all residents. The required area shall be computed in addition to the minimum lot area specified herein. At least 50 percent of the common open space shall be of a character suitable for active recreation and shall provide recreational equipment and facilities. Recreational equipment and facilities may include playgrounds, ball fields, indoor recreation areas, swimming pools, hobby shops, and similar uses.

      B.   On-Site Wastewater Treatment and Water Utilities. On-site wastewater treatment and water facilities shall be provided for each home in accordance with all applicable State statutes and regulations. No manufactured home shall be occupied unless it is served by common on-site wastewater treatment and water supply. Any waste treatment lagoon or other common treatment facility constructed in conjunction with the development shall be located not less than 75 feet from any public road, interior street, or lot line. In the case of a lagoon, this distance shall be measured from the outside toe of the levee slope and be at least 250 feet from the nearest unit, structure, or open space area.

      C.   Home Site and Installations. Each home shall be installed on a site in accordance with the support and anchoring systems as prescribed by State statutes.

      D.   Utility Lines. The Planning and Zoning Commission and Board of Supervisors may require that all electric, telephone and cable TV lines be installed underground. If overhead utility lines or wires are permitted, they shall be placed in easements provided in the rear of the lots. In their determination on whether or not to require underground utilities, the Commission or Board may consider that soil, topographical or other conditions make such installation within the development unreasonable or impractical.

      E.   Skirting. Skirting of a permanent type material and construction shall be installed within 60 days of installation of the manufactured home to enclose the open space between the bottom of the home floor and the grade level. This skirting shall be maintained in an attractive manner consistent with the exterior of the home and to preserve the appearance of the development.

      F.   Walkways. Provision and maintenance of a common walkway system may be required between locations where pedestrian traffic is concentrated and where pedestrian and vehicular traffic might interfere with one another. Such common walks shall meet Americans with Disabilities Act standards.

      G.   Streets.

         (1)   Pavement widths shall meet the following requirements:

            a.   Two-way with no on-street parking: 20 feet minimum.

            b.   Two-way with on-street parking one side: 28 feet minimum.

            c.   Two-way with on-street parking both sides: 36 feet minimum.

         (2)   Street Improvements. All streets shall be designed to the following standards:

            a.   Portland Cement Concrete: six inches;

            b.   Asphaltic Cement Concrete: four and one-half-inch base course with a one and one-half-inch surface course.

            c.   All construction work and materials incorporated into an approved development shall meet all requirements of the Iowa Statewide Urban Design and Specifications (SUDAS) Design Manual and Standards Manual.

         (3)   Relation to Adjoining Street Systems. As appropriate, a new manufactured home development, or any expansion to an existing development, shall make provision for the continuation of existing streets in the adjoining area.

      H.   Lighting. Adequate lighting shall be provided for all streets, walkways, buildings, and other facilities subject to night-time use. Lighting shall comply with the requirements of Section 88.09, Site Lighting.

      I.   Fire Protection Access. Access for fire protection services shall be such as to permit fire apparatus to approach within at least 100 feet of each manufactured home or as determined by the applicable Fire Chief.

      J.   Storm Shelter Requirements. Every manufactured/mobile home community of 10 or more manufactured/mobile home spaces shall be provided with above- or below-grade storm shelters which shall:

         (1)   Have a minimum floor area of seven square feet for each manufactured/mobile home space in said manufactured/mobile home community.

         (2)   Be designed by a structural engineer or architect licensed in the State of Iowa.

         (3)   Be located no further than 1,320 linear feet from the furthest manufactured/mobile home space in the manufactured/mobile home community or so that all manufactured housing development's residents may reach the shelter within a maximum time of five minutes, whichever is more restrictive.

         (5)   Include a restroom.

      K.   Any common facility service buildings, community buildings, or other amenities available for all manufactured housing development's residents shall meet all applicable requirements of the Americans with Disabilities Act.

   10.   Site Development Plan. Prior to the issuance of a permit for the construction or expansion of a manufactured housing development, a comprehensive site plan shall be submitted for review and approval of the Board of Supervisors after review and recommendation of the Planning and Zoning Commission. The Board of Supervisors may approve the plan or require such changes as are deemed necessary to carry out the spirit and intent of the Ordinance. The site plan shall be at a scale of not more than 100 feet to the inch, and shall show at a minimum the following:

      A.   Name and address of the owner and developer and the title under which the proposed development is to be known. Also, north point, scale, date, name and address of the surveyor and engineer, as appropriate.

      B.   The complete legal description, including area, of the property to be developed.

      C.   A vicinity sketch at a scale of not more than 500 feet to the inch shall be shown on or accompany the site development plan. This sketch shall show how streets in the proposed development may connect with existing and proposed streets and roads in the surrounding area, and shall show the location of any nearby parks, schools, or other public facilities.

      D.   The location of property lines and boundary dimensions of the tract of land and all such surface and subsurface features as may affect the development of the land.

      E.   The number, location, and dimensions of all manufactured/mobile home lots, stands and parking areas.

      F.   The location and width of streets and walkways and proposed names for all streets in the development.

      G.   The location of recreation areas and facilities, including community buildings, playgrounds, ball fields, indoor recreation areas, swimming pools, hobby shops, and similar uses;

      H.   The location of storm shelter facilities.

      I.   The location and manner of lighting to be provided for all streets, walkways, buildings and other facilities subject to common use.

      J.   The location and size of existing and proposed water, sewer, gas, electric, cable TV, telephone and other utility lines and facilities.

      K.   Approval by appropriate agencies of the plans for and specifications of the water supply and wastewater treatment facilities.

      L.   Existing contours shown at intervals of not more than five feet, provided, however that a minimum of two contours shall be shown. Contour intervals of less than five feet may be required at the County Engineer's discretion.

      M.   Landscape plan showing the location, size and description of all proposed and existing plant materials, existing plant materials to be removed, and existing plant materials to be retained. The landscape plan shall define how the following are achieved:

         (1)   Define private outdoor living and recreation space;

         (2)   Screen undesirable views;

         (3)   Reduce adverse effects upon the subject property and adjacent and nearby property;

         (4)   Buffer noise and objectionable light;

         (5)   Provide for shade, protection from elements and the comfort convenience of residents;

         (6)   Lighting; and

         (7)   Fencing.

      N.   For areas to be phased in at a later date, the site development plan shall show a conceptual layout illustrating general street and lot arrangements, location of open space areas, etc. All required plans, specifications and approvals must be received prior to development of each subsequent phase. The minimum size for any construction phase within an approved manufactured home development shall be as follows:

         (1)   Phase 1 shall include a minimum of 25 percent of the number of manufactured/mobile home spaces indicated in the total plan approved, but in no event less than 10 spaces, and shall be completed within one calendar year from the date of commencement of construction.

         (2)   Each subsequent construction phase shall contain a minimum of 15 percent of the total number of manufactured/mobile home spaces shown on the approved plan.

         (3)   Proportionate open space areas as required by the Ordinance shall be met for each construction phase.

      O.   General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

      P.   Other information as identified by the Director for a complete analysis of the proposed application.

   11.   Waivers. Whenever the tract proposed to be developed is of such unusual size, character, or shape or is surrounded by such development or unusual conditions that the strict application of the requirements contained in the Ordinance would result in substantial hardships or injustices, the Board of Supervisors upon recommendation of the Commission may waive requirements to the end that the developer is allowed to develop the property in a reasonable manner; provided, however, all such waivers granted hereunder shall be in harmony with the intended spirit of the Ordinance and granted with the view toward protecting the public interest and welfare. Application for such waiver to the requirements of the Ordinance shall be made in writing by the developer at the time of filing of the site development plan, and shall specifically state the requirements and the sections of the Ordinance to be considered. In deciding whether to grant a waiver, the Board of Supervisors shall consider all legal principles outlined in Section 92.03(4) of this Code of Ordinances.

      A.   In no case shall any waiver be more than a minimum easing of the requirements. In no case shall it have the effect of reducing the traffic capacity of any street or be in conflict with any ordinance.

      B.   Recommendation by the Commission for approval of such waiver must be the affirmative vote of the majority of the Commission membership.

      C.   In recommending waivers, the Commission may require such conditions as will, in its judgment, secure substantially the objectives of the requirements so waived.

   12.   Modifications. Minor modifications to the approved site development plan are permissible upon authorization by the Director.

      A.   A modification is minor if it has no substantial impact on neighboring properties, the general public, or those intended to use or occupy the proposed development.

      B.   All other requests for modifications to the approved site development plan will be processed as new applications. New conditions may be imposed by the Board of Supervisors, but the applicant retains the right to reject such new conditions by withdrawing the request for modifications and proceeding under the terms and conditions of the original permit.

      C.   The permit holder requesting approval of modifications shall submit a written request (including plans as necessary) to the Director, and the request shall specifically identify the modifications. The Director shall determine whether the proposed modification is minor.

      D.   Approval of all modifications must be given in writing.

   13.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

   14.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa and Story County. Conditions addressing such impacts shall be determined at the time of review of required permit and as administered by the Planning and Development Department, noted on the face of the permit. Such permit shall be filed in the office of the Story County Planning and Development Department.

   1.   Statement of Intent. This district is intended to accommodate the full range of retail commercial services and products, wholesaling and warehousing, as well as light industrial, laboratory, manufacturing, fabricating and institutional activities in industrial locations. The intended uses are generally characterized by a minimum of obnoxious characteristics which might adversely affect surrounding development. It is intended that the C-LI Commercial/Light Industrial District shall be located in the Urban Expansion Area or Commercial-Industrial Area as shown on the C2C Plan.

   2.   Principal Permitted Uses. Only the use of structures and/or land listed in this section shall be permitted in the C-LI Commercial/Light Industrial District.

      A.   All uses involving retailing, commercial services and products, professional services to the general public, wholesaling and warehousing.

      B.   All uses involving light industrial, laboratory, manufacturing and fabricating activities, excluding uses specifically permitted and listed in the HI District.

      C.   Child care centers.

   3.   Permitted Accessory Uses. The following are permitted accessory uses in the C-LI Commercial District:

      A.   Accessory buildings.

      B.   Single-family dwellings or a maximum of 50 percent of the gross floor area of a commercial structure may be used for residential purposes.

      C.   Temporary buildings in the following circumstances.

         (1)   Asphalt plants (road work) and construction trailers for use incidental to construction work, which buildings shall be removed upon completion or abandonment of the construction work.

            a.   Asphalt plants are subject to the following standards:

               i.   Shall meet bulk requirement for other permitted uses.

               ii.   Shall submit a truck routing plan for review and approval by County Engineer as necessary.

               iii.   Shall be required to restore the area to its original state at the end of the use, including removal of any gravel.

               iv.   Shall be limited in duration to the completion of road or other construction project. The plant shall be removed within 30 days of project end. In total, the plant shall not be located on a parcel for more than six (6) months. A three (3) month extension may be granted

               v.   Shall submit an air quality permit, NPDES permit, Emergency Spill Plan, and a list of equipment to be stored on site.

         (2)   Shipping containers, including on a permanent basis, meeting the following requirements:

            a.   Screening and safety:

               i.   Shipping containers shall be screened from view by a screening fence or landscaping.

               ii.   Shipping containers shall be anchored and placed on a hard-surfaced area.

               iii.   The color of the shipping container shall be a non-reflective, unobtrusive color that blends in with the surrounding environment. Further, the shipping containers shall not include branding.

            b.   Location. Shipping containers shall be located behind the principal building.

            c.   Setbacks and Height. Shipping containers shall comply with the setback and height requirements for accessory structures in their applicable zoning district. Shipping containers shall not be stacked unless plans are stamped by a Principal Engineer.

      D.   Non-commercial WECS, subject to the following standards:

         (1)   Tower Height.

            a.   For property sizes under one acre, the tower height shall be limited to 80 feet unless it is necessary to increase the height of the tower to the minimum height necessary so that the bottom of the turbine rotor will clear a wind obstacle within a 500-foot radius by 30 feet.

            b.   For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the small wind energy tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   The base of a tower shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Noise. Non-commercial WECS shall not exceed 60 dBA, as measured at the closest neighboring dwelling. The level, however, may be exceeded during short-term events such as utility outages and/or severe wind storms.

         (4)   Engineer Certification. A non-commercial WECS, or a small wind energy system mounted on a structure other than a free-standing tower, shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. For non-commercial WECS less than 20 kW mounted on a free-standing tower, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a system, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such small wind energy systems, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (5)   Compliance with FAA Regulations. Non-commercial WECS must comply with applicable FAA regulations.

         (6)   Compliance with National Electric Code. Applications for non-commercial WECS shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (7)   Utility Notification. No non-commercial WECS shall be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator, under an agreement approved by and subject to the regulations adopted by the Iowa Utilities Board. Off-grid systems shall be exempt from this requirement.

         (8)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the system under a standard homeowner's or standard business owner's insurance policy, separate and distinct from any insurance requirements of a public utility.

         (9)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the turbine shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (10)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a wind generator, tower, building, or other structure associated with a small wind energy system, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (11)   Lighting. No illumination of the turbine or tower shall be allowed unless required by the FAA.

      E.   Non-commercial SES, subject to the following standards:

         (1)   Height. Building or roof-mounted non-commercial solar energy systems, whether mounted on the principal building or accessory building, may not exceed the maximum principal use height or accessory use height specified for the use type in the underlying zoning district. In no instance shall any part of the solar energy system extend beyond the edge of the roof. A ground-mounted system shall not exceed the maximum building height for accessory uses.

         (2)   Setback. In no instance shall any part of the solar energy system extend beyond the required setbacks for accessory uses listed in Table 86-7.

         (3)   Solar Panels. Solar panels shall be placed such that concentrated solar radiation or glare is not directed onto nearby properties or roadways.

         (4)   Compliance with FAA Regulations. Non-commercial SES must comply with applicable FAA regulations.

         (5)   Compliance with National Electric Code. Applications for non-commercial SES shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (6)   Utility Notification. A non-commercial SES shall not be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.

   F.   Non-commercial towers, subject to the following standards:

         (1)   Tower Height. For property sizes under one acre, the tower height shall be limited to 80 feet. For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   Towers shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures are within 100 percent of the total height of the tower.

         (3)   Engineer Certification. A tower shall not be erected unless the plans and specifications for the system, have received the stamped approval of an Iowa registered engineer. However, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a tower for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such tower, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (4)   Compliance with FAA Regulations. Non-commercial towers must comply with applicable FAA regulations.

         (5)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the tower under a standard homeowner's or standard business owner's insurance policy.

         (6)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the tower shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (7)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a tower, building, or other structure associated with a tower, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (8)   Lighting. No illumination of the tower shall be allowed unless required by the FAA.

   4.   Conditional Uses. See Chapter 90.

   5.   Bulk Requirements. The bulk requirements listed in Table 86-8 shall apply to all development within the C-LI Commercial/Light Industrial District.

 

 

   6.   General Site Planning Standards. General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

   7.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

   8.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa and Story County. Conditions addressing such impacts shall be determined at the time of review of required permit and as administered by the Planning and Development Department, noted on the face of the permit. Such permit shall be filed in the office of the Story County Planning and Development Department.

   1.   Statement of Intent. The HI Heavy Industrial District is intended and designed to accommodate uses of a heavy industrial nature. The purpose of this District is to permit the normal operation of industry subject to regulation of those nuisance factors which may be detrimental to adjacent properties. This district should be located only in sound industrial locations with direct access to highways and other needed transportation facilities and utilities. No residences shall be permitted in this District.   

   2.   Principal Permitted Uses. Only the use of structures and/or land listed in this section shall be permitted in the HI Heavy Industrial District.

      A.   Bulk storage of petroleum products.

      B.   Cement, hydrated lime, gypsum, and other similar materials manufacture.

      C.   Concrete mixing, concrete products manufacture.

      D.   Fat rendering, fertilizer, or glue manufacture.

      E.   Garbage, offal, or dead animal reduction.

      F.   Grain elevators and/or feed mills.

      G.   Petroleum or its products, refining or wholesale storage of, and asphalt plants.

      H.   Salvage yards, and/or junk yards, including auto wrecking and salvage, used parts sales, and junk, iron, rags, or paper storage or baling. No part of the front yard is to be used for the conduct of business in any manner except for parking of customer or employee vehicles. Any premises on which such activities are conducted shall be wholly enclosed with a building or by a wall or fence, reasonably maintained, not less than six feet in height, and in which the openings or cracks are less than 15 percent of the area.

      I.   Slaughter houses, meat packing and processing plants, and stockyards.

      J.   Hide-trading.

   3.   Permitted Accessory Uses.

      A.   Uses of land and/or structures customarily incidental and subordinate to a principal use.

      B.   Temporary buildings in the following circumstances:

         (1)   Asphalt plants (road work) and construction trailers for use incidental to construction work, which buildings shall be removed upon completion or abandonment of the construction work.

            a.   Asphalt plants are subject to the following standards:

               i.   Shall meet bulk requirement for other permitted uses.

               ii.   Shall submit a truck routing plan for review and approval by County Engineer as necessary.

               iii.   Shall be required to restore the area to its original state at the end of the use, including removal of any gravel.

               iv.   Shall be limited in duration to the completion of road or other construction project. The plant shall be removed within 30 days of project end. In total, the plant shall not be located on a parcel for more than six (6) months. A three (3) month extension may be granted.

               v.   Shall submit an air quality permit, NPDES permit, Emergency Spill Plan, and a list of equipment to be stored on site.

         (2)   Shipping containers, including on a permanent basis, meeting the following requirements:

            a.   Screening and safety:

               i.   Shipping containers shall be screened from view by a screening fence or landscaping.

               ii.   Shipping containers shall be anchored and placed on a hard-surfaced area.

               iii.   The color of the shipping container shall be a non-reflective, unobtrusive color that blends in with the surrounding environment. Further, the shipping containers shall not include branding.

            b.   Location. Shipping containers shall be located behind the principal building.

            c.   Setbacks and Height. Shipping containers shall comply with the setback and height requirements for accessory structures in their applicable zoning district. Shipping containers shall not be stacked unless plans are stamped by a Principal Engineer.

      C.   Non-commercial WECS, subject to the following standards:

         (1)   Tower Height.

            a.   For property sizes under one acre, the tower height shall be limited to 80 feet unless it is necessary to increase the height of the tower to the minimum height necessary so that the bottom of the turbine rotor will clear a wind obstacle within a 500-foot radius by 30 feet.

            b.   For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the small wind energy tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   The base of a tower shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Noise. Non-commercial WECS shall not exceed 60 dBA, as measured at the closest neighboring dwelling. The level, however, may be exceeded during short-term events such as utility outages and/or severe wind storms.

         (4)   Engineer Certification. A non-commercial WECS, or a small wind energy system mounted on a structure other than a free-standing tower, shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. For non-commercial WECS less than 20 kW mounted on a free-standing tower, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a system, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such small wind energy systems, utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (5)   Compliance with FAA Regulations. Non-commercial WECS must comply with applicable FAA regulations.

         (6)   Compliance with National Electric Code. Applications for non-commercial WECS shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (7)   Utility Notification. No non-commercial WECS shall be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator, under an agreement approved by and subject to the regulations adopted by the Iowa Utilities Board. Off-grid systems shall be exempt from this requirement.

         (8)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the system under a standard homeowner's or standard business owner's insurance policy, separate and distinct from any insurance requirements of a public utility.

         (9)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the turbine shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (10)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a wind generator, tower, building, or other structure associated with a small wind energy system, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (11)   Lighting. No illumination of the turbine or tower shall be allowed unless required by the FAA.

      D.   Non-commercial SES, subject to the following standards:

         (1)   Height. Building or roof-mounted non-commercial solar energy systems, whether mounted on the principal building or accessory building, may not exceed the maximum principal use height or accessory use height specified for the use type in the underlying zoning district. In no instance shall any part of the solar energy system extend beyond the edge of the roof. A ground-mounted system shall not exceed the maximum building height for accessory uses.

         (2)   Setback. In no instance shall any part of the solar energy system extend beyond the required setbacks for accessory uses listed in Table 86-8.

         (3)   Solar Panels. Solar panels shall be placed such that concentrated solar radiation or glare is not directed onto nearby properties or roadways.

         (4)   Compliance with FAA Regulations. Non-commercial SES must comply with applicable FAA regulations.

         (5)   Compliance with National Electric Code. Applications for non-commercial SES shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. This information is frequently supplied by the manufacturer.

         (6)   Utility Notification. A non-commercial SES shall not be installed until evidence has been given that the utility company has been informed of the customer's intent to install an interconnected customer-owned generator. Off-grid systems shall be exempt from this requirement.

      E.   Non-commercial towers, subject to the following standards:

         (1)   Tower Height. For property sizes under one acre the tower height shall be limited to 80 feet. For property sizes of one acre or more, there is no limitation on tower height, except as imposed by FAA regulations.

         (2)   Setback. The base of the tower shall be set back from all property lines, public rights-of-way, and above ground public utility lines at a distance no less than 115 percent of the total height of the tower.

            a.   Towers shall be allowed closer to a property line if the applicant and abutting property owners grant permission, via recorded easement when required setbacks cross property lines, which restrict new development within the easements. At no time shall a tower be placed closer to a property line if existing structures on affected properties are within 100 percent of the total height of the tower.

         (3)   Engineer Certification. A tower shall not be erected unless the plans and specifications for the system have received the stamped approval of an Iowa registered engineer. However, a manufacturer may submit its standard plans and specifications, including its soils study and foundation plans for such a tower, for a one-time review and stamped approval by an Iowa registered engineer as suitable for construction in any soil condition that exists in the State of Iowa. If such one-time stamped approval is obtained, that manufacturer may thereafter construct such tower utilizing the approved soils study and foundation plans, without obtaining and presenting the stamped approval of an Iowa registered engineer for each such installation.

         (4)   Compliance with FAA Regulations. Non-commercial towers must comply with applicable FAA regulations.

         (5)   Insurance. A certificate of insurance shall be provided, showing general liability insurance coverage for the installation and operation of the tower under a standard homeowner's or standard business owner's insurance policy.

         (6)   Screening and Safety.

            a.   On-site vegetation shall be preserved to the maximum extent practical.

            b.   Any climbing foot pegs or rungs below 12 feet of a freestanding tower shall be removed to prevent unauthorized climbing.

            c.   For lattice or guyed towers, sheets of metal or wood may be fastened to the bottom tower section such that it cannot readily be climbed.

            d.   The color of the tower shall either be stock color from the manufacturer or painted with a non-reflective, unobtrusive color that blends in with the surrounding environment.

         (7)   Signage. No signs, other than appropriate warning signs, or standard manufacturer's or installer's identification signage, shall be displayed on a tower, building, or other structure associated with a tower, subject to Section 89.02 of this Code of Ordinances, as applicable.

         (8)   Lighting. No illumination of the tower shall be allowed unless required by the FAA.

   4.   Conditional Uses. See Chapter 90.

   5.   Bulk Requirements. The bulk requirements listed in Table 86-9 shall apply to all development within the HI Heavy Industrial District.

 

 

   6.   General Site Planning Standards. General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

   7.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

   8.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa and Story County. Conditions addressing such impacts shall be determined at the time of review of the applicable regulations and permit process and noted on the face of the permit, and such permit shall be filed in the office of the Story County Planning and Development Department.

   1.   Statement of Intent. The Greenbelt-Conservation District is intended to provide special regulations for resource conservation of lands containing sensitive environmental conditions. These regulations permit reasonable economic use of property and at the same time protect the natural resources and recreational assets of the area. This District is designated to promote water quality and conservation, to protect aquifers, alluvial soils and slopes; and to protect areas which possess outstanding scenic, vegetation, wildlife habitat, and travel corridors, geological, historic or recreational values. Structures inconsistent with the permitted uses shall not be allowed in the Greenbelt-Conservation District.

   2.   Principal Permitted Uses. Only the uses of land listed in this section shall be permitted in the Greenbelt-Conservation District.

      A.   Agriculture, but not including clear cutting of naturally occurring tree cover.

      B.   Truck gardening, nurseries, orchards, apiaries, tree farms, and other similar uses, provided that retail sales are of a seasonal nature only and that parking is adequate to keep all public rights-of-way clear.

      C.   Livestock grazing, but not including feedlots and poultry farms.

      D.   Sustained yield forestry.

      E.   Wildlife preserves.

      F.   Soil and water conservation.

      G.   Drainage and water retention, water measurement, and water control facilities.

      H.   Recreational uses such as canoeing access, boat launching ramps, swimming areas, primitive camping, hiking, horseback riding trails and similar open space uses.

      I.   Parking in conjunction with permitted uses.

      J.   Cultural/historic restoration.

   3.   Permitted Accessory Uses. The following are permitted accessory uses:

      A.   Uses of land customarily incidental and subordinate to one of the permitted principal uses, unless otherwise excluded.

   4.   Conditional Uses. See Chapter 90.

   5.   General Site Planning Standards. General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

   6.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

   7.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa and Story County. Conditions addressing such impacts shall be determined at the time of review of the applicable regulations and permit process and noted on the face of the permit and such permit shall be filed in the office of the Story County Planning and Development Department.

The following overlay zone district is established as applicable to the unincorporated areas of Story County, Iowa: R-M Residential Mixed Use (Overlay) District. It is the intent of these regulations to protect the groundwater resources to the maximum extent practical through proper management of sources and routes of contamination within each District.

   1.   Statement of Intent. The purpose of the Residential Mixed Use (Overlay) District is to recognize existing patterns of development that provide valued and established services and opportunities and to cultivate the opportunities to improve or stabilize these areas. The Residential Mixed Use (Overlay) District is characterized by a variety of land uses, often concentrated at more "urban" densities in limited areas.

   2.   Applicable Base Districts. The provisions of this section may apply upon rezoning to residential development within the following districts: R-1, Transitional Residential and R-2, Urban Residential and when property is designated on the Cornerstone to Capstone (C2C) Comprehensive Plan as Rural Village Area.

   3.   Principal Permitted Uses.

      A.   Those uses as permitted in the R-1 Transitional Residential and R-2 Urban Residential District.

      B.   Multi-family dwellings.

      C.   Neighborhood-scale commercial uses such as stores, shops, grocery stores, and convenience stores.

   4.   Permitted Accessory Uses. Those uses as permitted in the R-1 Transitional Residential and R-2 Urban Residential Districts.

   5.   Conditional Uses. See Chapter 90.

   6.   Bulk Requirements. The bulk requirements listed in Table 86-10 shall apply to all development within the R-M District.

 

 

   7.   Permit Requirements. Permit requirements shall be in accordance with Section 92.11, Required Permits.

   8.   General site planning standards in accordance with Chapter 88, General Site Planning Standards, shall be met.

   9.   Required Conditions. No use shall be permitted to be established or maintained which by reason of its nature or manner of operation is or may become hazardous, obnoxious, or offensive owing to the emission of odor, dust, smoke, cinders, gas, fumes, noise, and vibrations, refuse matter or water-carried waste. All facilities required for the discharge, collection and treatment of liquid, solid or gaseous wastes shall be designed, constructed, and operated in accordance with all statutes and regulations of the State of Iowa. Conditions addressing such impacts shall be determined at the time of review of the applicable regulations and permit process and noted on the face of the permit. and such permit shall be filed in the office of the Story County Planning and Development Department.

   1.   Hazardous Liquid Pipelines. Proposed hazardous liquid pipelines shall meet the following standards. These standards do not apply to existing pipelines.

      A.   Setbacks Required.

         (1)   A setback of one-quarter mile shall be required from dwellings, areas zoned A-R Agricultural Residential, R-1 Transitional Residential, R-2 Urban Residential, RMH Residential Manufactured Housing District, C-LI Commercial/Light Industrial District, HI Heavy Industrial District, retirement and nursing homes, family homes, schools, childcare homes and centers, group homes, hospitals, detention facilities, human service facilities, campgrounds, day camps, cemeteries, stables, amphitheaters, shooting ranges, golf courses, stadiums, parks, houses of worship, and auditoriums.

         (2)   A setback of one-quarter mile shall also be required from city boundaries and areas identified as Urban Expansion by the C2C Plan Future Land Use Map.

         (3)   The setback shall be measured from the pipeline to the closest point of the building or property line, depending on the identified use type.

      B.   Critical Natural Resource Area Protections Required. If installation of a hazardous liquid pipeline is permitted by Chapter 88.05, only trenchless construction methods shall be permitted including in required buffer areas from a critical natural resource.

      C.   Emergency Plan. A copy of an emergency response or preparedness plan shall be submitted to assist with the County’s emergency response planning. The plan may be a preliminary or draft version of an emergency response plan that would meet the requirements of the federal Pipeline and Hazardous Materials Safety Administration. The County will determine whether the information in the plan is sufficient for the County to plan its own emergency response and may request additional information.

      D.   Authorizations Required. Any person proposing to construct a hazardous liquid pipeline shall obtain all required federal, state, and local permits and any private easements or other land use permissions prior to commencing construction and submit documentation of such authorizations with the permit application.