Village Of Albion City Zoning Code
ARTICLE V
District Regulations
§ 290-25 Single-Family Residential District (R-1).
A.
Purpose. The purpose of the Single-Family Residential District (R-1) is to provide for neighborhoods of predominantly single-family dwellings, protected from incompatible uses and development.
C.
Permitted accessory uses. Permitted accessory uses shall be as follows:
(2)
One private garage or carport with a maximum capacity of 720 square feet for the parking of automobiles of residents on the premises. The use of a private garage for the repair of automobiles or other vehicles for a profit shall be prohibited.
(3)
Customary accessory structures serving residential uses, including but not limited to private swimming pools, fences, storage buildings, toolhouses, greenhouses, tennis courts, pet shelters and fireplaces.
D.
Special permit uses. Uses requiring a special permit issued by the Planning Board (subject to special permit regulations, Article VII) shall be as follows:
§ 290-26 One- and Two-Family Residential District (R-2).
A.
Purpose. The purpose of the One- and Two-Family Residential District (R-2) is to provide a stable environment for single- and two-family residential developments, free from incompatible uses.
C.
Permitted accessory uses. Permitted accessory uses shall be as follows:
(1)
Customary accessory structures and uses as permitted and regulated in the Single-Family Residential District (R-1).
D.
Special permit uses. Uses requiring a special permit issued by the Planning Board (subject to special permit regulations, Article VII) shall be as follows:
E.
Specifications. Specifications shall be as follows:
(2)
Lot width: 60 feet for the first dwelling unit plus 15 feet for each additional dwelling unit but need not exceed 200 feet.
(3)
Height: 30 feet, unless a higher height is permitted for a particular use.
(4)
Minimum lot size: 7,500 square feet for the first dwelling unit and 2,500 square feet for each additional dwelling unit.
(5)
Maximum building coverage: 50% (including accessory structures).
§ 290-27 Multifamily Residential District (R-3).
[Amended 6-28-2017 by L.L. No. 1-2017]
A.
Purpose. The purpose of the Multifamily Residential District (R-3) is to provide a stable environment for multifamily residences, such as apartment complexes and townhouses.
B.
Permitted uses. Permitted uses shall be as follows:
(1)
Multifamily dwellings and developments, subject to the requirements in this section.
(2)
Townhouses, subject to the requirements of § 290-69, except that a special use permit shall not be required.
(3)
Single-family and two-family dwellings and their accessory uses and structures, subject to the same requirements in the R-1 or R-2 District, respectively.
C.
Permitted accessory structures and uses. Permitted accessory structures and uses shall be as follows:
(1)
Customary accessory structures and uses serving multifamily dwellings and developments, including but not limited to private swimming pools, fences, storage buildings, toolhouses, greenhouses and recreational facilities.
E.
Specifications for multifamily dwellings and developments. Specifications shall be as follows:
(1)
Setback requirements:
(a)
Front: 30 feet.
(b)
Side: 15 feet. Multiple dwellings shall not be located closer to the side and rear property lines than a distance equal to twice the height of the principal structure.
(c)
Rear: 25 feet. Multiple dwellings shall not be located closer to the side and rear property lines than a distance equal to twice the height of the principal structure.
(2)
Lot width: 60 feet for the first dwelling unit plus 15 feet for each additional dwelling unit, but need not exceed 200 feet.
(3)
Height: 40 feet.
(4)
Minimum lot size: 30,000 square feet.
(5)
Maximum building coverage: 30% (including accessory structures).
F.
Other provisions and requirements for multifamily dwellings and developments.
(1)
No site preparation or construction shall commence nor shall existing structures be occupied until final site plan approval has been granted by the Planning Board and permits have been issued by all governmental agencies involved.
(3)
Minimum area and yard requirements.
(a)
Minimum area and yard requirements for each multiple-family structure within a multiple-family development shall be as follows:
[2]
Minimum distance between buildings: 30 feet or the height of the highest adjacent building, whichever is greater.
[a]
Every building shall have a minimum setback of 25 feet from all interior roads, driveways and parking areas.
[b]
A strip of land at least six feet in depth surrounding each building shall be kept completely open except for foundation plantings of less than six feet in height.
[c]
Courtyards bounded on three sides by the wings of a single building or by the walls of separate buildings shall have a minimum court width of two feet for each one foot in height of the tallest adjacent building.
(4)
No exterior wall shall exceed 100 feet in length unless there is a lateral offset of at least eight feet in its alignment. Each offset shall occur no less frequently than along each 100 feet of length of such exterior wall.
(5)
All stairways to the second floor or higher shall be located inside the building.
(6)
Access to public street.
(a)
All multiple-family dwelling developments shall have direct access to a public street or a private street which is improved to meet Village standards.
(b)
Where there are 12 or more dwelling units in a development, access from the common parking area(s) to the public street shall be provided by either a driveway, a private street or a street dedicated to the Village by the developer. The minimum width of any private street in a multiple-family development shall be:
(c)
If there are more than 50 dwelling units in a multiple-family development or if, in the opinion of the Planning Board, the location or topography of the site indicates the need for additional access, the Planning Board may require such additional access as a condition of site plan approval.
(d)
In addition, all provisions of the Village Code regulating for the design of roads and provision of fire lanes shall apply.
(7)
Requirements for off-street parking as provided in § 290-43 of this chapter shall be met, except that the location of off-street parking lots may be modified to conform with the approved site development plan, provided that off-street parking shall not be located within any required setback areas. Paved pedestrian walkways, with appropriate lighting, shall be provided from off-street parking areas to all living units each parking area is intended to serve.
(8)
Services.
(a)
Garbage pickup and other utility areas shall be provided. Such areas shall be located with a view both to convenience and to minimizing the detrimental effect on the aesthetic character of the building(s) and shall be enclosed and shielded from view by fencing, walls or shrubbery of at least six feet in height around the perimeter. Fencing and walls shall be not more than fifty-percent open on the vertical surface.
(9)
Recreation; open space; maintenance.
(a)
Multiple-family dwelling complexes shall be designed to create usable private open space. A minimum of 10% of the total tract area, exclusive of the required setback areas, buffer strip and parking areas, shall be designated for common recreational purposes.
(b)
No recreational area shall be less than 10,000 square feet in area nor less than 100 feet in width. Areas designated for recreation purposes shall be approved by the Planning Board.
(c)
Multiple-family dwelling complexes shall be attractively landscaped and properly maintained. Open space adjacent to, around or between driveways, parking areas, structures or other required improvements shall be graded and seeded to provide a thick stand of grass or other plant material.
(d)
Multiple-family developments shall be constructed in accord with the site plan approval by the Planning Board and shall be designed to include adequate provisions for stormwater runoff.
(10)
Utilities.
(a)
All public utility, electric, gas, cable television and telephone lines shall be installed underground.
(b)
Multiple-family developments shall be served exclusively by public water and sanitary sewer services. Connections to existing supply and disposal systems shall be approved by the appropriate authorities having jurisdiction thereof.
§ 290-28 Mobile Home Park District (R-MH)
A.
Purpose. The purpose of the Mobile Home Park Residential District (R-MH) is to provide a stable residential environment for mobile homes in mobile home parks.
B.
Permitted uses. Mobile/manufactured home parks, subject to the following:
(1)
All mobile/ manufactured home parks shall be developed and operated in conformance with Chapter 179 of the Village Code, which is on file in the Village Clerk's office.
(2)
No site preparation or construction shall commence nor shall existing structures be occupied until final site plan approval has been granted by the Planning Board and permits have been issued by all governmental agencies involved.
§ 290-29 Residential/Offices/Limited Business District (R-C).
A.
Purpose. The purpose of the Residential/Offices/Limited Business District (R-C) is to provide for a mix of residential, offices and limited business uses in transitional areas between residential and commercial areas.
C.
Permitted accessory uses.
(1)
Customary accessory structures and uses as permitted in the Single-Family Residential (R-1) District.
(2)
Private garages and storage buildings which are necessary to store any vehicles, equipment or materials on the premises and which are used in conjunction with a permitted business or office use.
(3)
Dwellings on the upper stories of a commercial building, provided that 200 square feet of open space shall be available for each dwelling unit on the lot exclusively for recreation and household service activities.
E.
Specifications. Specifications shall be as follows:
§ 290-30 Central Business District (CBD).
A.
Purpose. The purposes of the Central Business District (CBD) is to provide for a pedestrian-oriented business environment with establishments serving the needs of area residents, especially retail and service businesses and professional offices. Permitted uses are intended to create a business district free from conflicting land uses.
B.
Permitted uses. Permitted uses shall be as follows:
(1)
Retail business establishments, such as but not limited to the following:
(a)
Stores selling groceries, meats, baked goods and other such food items.
(b)
Drugstores and pharmacies.
(c)
Stationery, tobacco and newspaper stores and confectionery stores.
(d)
Clothing, variety and general merchandise stores.
(e)
Hardware, appliance, radio and television sales and service.
(f)
Eating and drinking establishments.
(g)
Office supplies and equipment.
(h)
Furniture and home furnishings.
(2)
Personal service establishments, such as but not limited to the following:
(a)
Barbershops and beauty shops.
(b)
Shoe repair and fix-it shops.
(c)
Business and professional offices, including but not limited to medical, legal, engineering, architectural, planning, real estate and insurance offices and banks. Banks with drive-in facilities shall be permitted, provided that at least five car length spaces are provided in the approach drive within the property line of the lot for each drive-in teller's window. Such spaces shall be exclusive of required off-street parking spaces.
(d)
Dry-cleaning stores and laundromats.
(4)
Assembly halls and theaters, excluding drive-in theaters.
(5)
Newspaper printing, including incidental job printing. Such operations shall be limited to having not more than 15 full-time persons engaged therein at any one time and using not more than 30 horsepower in electric motor power.
(6)
Funeral parlors.
(7)
Hotels and motels, subject to the following standards:
(a)
Restaurants, cafeterias, swimming pools, newsstands, pharmacies, barbershops, hairdressers, gift shops and other personal service shops for the convenience of guests may be permitted as accessory uses. With the exception of an identifying sign for the restaurant, no external evidence of internal commercial activities shall be permitted.
(b)
All motels shall provide a commercial-type refuse container on site. Such containers shall be placed on a concrete or stone pad, visually screened from view, and shall provide adequate rodent control measures and shall meet all other applicable codes and regulations.
(c)
Exterior light sources shall not be erected higher than 50 feet above the ground and shall be placed so as to not cast direct light or glare on adjacent properties.
(8)
Public and semipublic buildings and uses, provided that day-care centers comply with the following standards:
(a)
All day-care centers shall have an active outdoor play area of 100 square feet per child.
(b)
Outdoor play areas shall be appropriately fenced or otherwise protected from roads and nearby properties.
(c)
No outdoor play equipment shall be located within 10 feet of any property line, fence or structure.
(e)
The operator shall have a valid license from New York State.
C.
Permitted accessory uses. Permitted accessory uses shall be follows:
(1)
Shops for the manufacture or processing of articles incidental to the conduct of a retail business being lawfully conducted on the premises, provided that:
(2)
Private garages and storage buildings which are necessary to store any vehicles, equipment or materials on the premises and which are used in conjunction with a permitted use.
(3)
Dwellings on the upper stories of a commercial building, provided that such dwellings meet the requirements of all applicable state and local codes and regulations.
(5)
Other customary accessory structures and uses, which, in the opinion of the Zoning Board of Appeals, are similar in nature and scale to those listed above.
D.
Special permit uses. uses requiring a special permit issued by the Planning Board (subject to special use regulations, Article VII) shall be as follows:
(1)
Essential services and utilities.
(2)
Drive-in businesses (other than banks, which are permitted by right).
E.
Other provisions and requirements.
(1)
Buffer strip. Commercial structures shall provide a natural buffer strip, free of buildings, parking areas and driveways, not less than 10 feet in depth, to be perpetually maintained so as to provide visual screening and separation between commercial and residential uses. Landscaping utilized to provide this buffer shall be not less than four feet in height at the time of planting and spaced not more than three feet apart. The necessity for the strip, and the approval of the design of the strip, shall be determined by the Planning Board during site plan review.
[Amended 7-8-1998 by L.L. No. 3-1998]
(2)
Refuse containers. Commercial structures shall provide a commercial-type refuse container on site. Such containers shall be placed on concrete or stone areas and visually screened, shall provide rodent control and shall be located no closer than 10 feet from any building.
(3)
Residential lot line. No commercial structure shall be permitted within 30 feet of the nearest lot line in an R-1 or R-2 District.
(6)
Except as otherwise provided herein, all permitted principal and accessory uses shall be carried on in a fully enclosed building. Such provisions shall not apply to parking of registered vehicles, outdoor loading or other service activities.
F.
Specifications. Specifications shall be as follows:
§ 290-31 General Commercial District (GC).
A.
Purpose. The purpose of the General Commercial District (GC) is to provide for business establishments serving the needs of area residents, especially retail and service businesses. Permitted uses are intended to create a business district free from conflicting land uses.
B.
Permitted uses. Permitted uses shall be as follows:
(1)
Any use permitted in the Central Business District (CBD).
(2)
Custom shops, including but not limited to printing, electrical, heating, plumbing or woodworking.
(3)
Building supply and farm equipment stores.
(4)
Electrical, heating, plumbing or woodworking shops.
(5)
Wholesale establishments, provided that all sales activities are conducted in a completely enclosed building.
(6)
Public and semipublic buildings and uses, including day-care centers [subject to the provisions in § 290-30B(8)], churches, schools, hospitals and nursing homes.
(7)
Recreation or amusement enterprises, which need not be carried out within a completely enclosed building.
(8)
Commercial greenhouses or nurseries.
(9)
Boat or marine sales or service.
(10)
Machine tool sales, rental or service.
(11)
Commercial storage buildings providing space for rent.
(12)
Veterinary animal clinics or offices with interior operations only.
(13)
Building materials storage, including the production of incidental millwork.
(14)
Automobile sales/rental establishments, subject to the following requirements:
(a)
Such sales shall be conducted in a fully enclosed building located on the same lot, devoted to the sales and servicing of automobiles.
(b)
Accessory to such building, the sale of new and/or used automobiles may be carried on in an unenclosed area, provided that:
[1]
Such area is on the same or an adjacent lot to such building. If the enclosed area is on an adjacent lot, the lot shall be no more than 200 feet from the lot with the building and shall further be in the same ownership as said building, be located in the General Commercial District (GC) and be used for no other purpose.
[2]
The entire surface of the site to be traveled by motor vehicles shall be hard-surfaced and shall be suitably drained.
[3]
No exterior light source shall be erected in excess of 50 feet above the ground surface, and all lighting shall be placed to eliminate the casting of direct light or glare upon adjacent properties.
[4]
Suitable landscaping and/or fencing of such unenclosed area shall be required.
[5]
A minimum area of 180 square feet shall be provided for each automobile displayed, parked or stored in any unenclosed area. Each automobile stored or displayed therein shall be placed or parked parallel to each other facing in the same direction toward the street upon which such lot fronts, and such automobiles shall be arranged in an orderly manner in such spaces.
(c)
No vehicles shall be displayed for sale or rent within 25 feet of any property line.
(d)
No retail sale of fuels shall occur on the site at any time.
(15)
Other business uses which, as interpreted by the Zoning Board of Appeals, are similar in nature and scale to those permitted above.
C.
Permitted accessory uses. Permitted accessory uses shall be as follows:
(1)
Shops for the manufacture or processing of articles incidental to the conduct of a retail business being lawfully conducted on the premises, provided that:
(2)
Storage facilities in conjunction with permitted principal uses, provided that all products and materials used or stored are in a completely enclosed building or enclosed by a masonry wall fence or hedge not less than six feet in height. The height of all materials and equipment stored shall not exceed the height of the wall.
(4)
Other customary accessory structures and uses determined by the Zoning Board of Appeals to be similar in nature and scale to those listed above.
D.
Special permit uses. Uses requiring a special permit issued by the Planning Board (subject to special use regulations, Article VII) shall be as follows:
E.
Other provisions and requirements.
(1)
Buffer strip. Commercial structures shall provide a natural buffer strip, free of buildings, parking areas and driveways, not less than 10 feet in depth, to be perpetually maintained so as to provide visual screening and separation between commercial and residential uses. Landscaping utilized to provide this buffer shall be not less than four feet in height at the time of planting and spaced not more than three feet apart. The necessity for the strip, and the approval of the design of the strip, shall be determined by the Planning Board during site plan review.
[Amended 7-8-1998 by L.L. No. 3-1998]
(2)
Refuse containers: Commercial structures shall provide a commercial-type refuse container on site. Such containers shall be placed on concrete or stone areas and visually screened, shall provide rodent control and shall be located no closer than 10 feet from any building.
(3)
Residential lot line. No commercial structure shall be permitted within 30 feet of the nearest lot line of any R-1 or R-2 Residential District.
§ 290-32 Planned Commercial Development (PC).
A.
Purpose. The purpose of the Planned Commercial Development District (PC) is to provide for a mix of business, office, institutional and/or residential uses, developed on a single parcel or a group of adjoining parcels, developed on a coordinated basis with the benefit of an overall plan.
C.
Permitted accessory uses. Permitted accessory uses shall be as follows:
(1)
Private garages and storage buildings which are necessary to store any vehicles, equipment or materials on the premises and which are used in conjunction with a permitted use.
(3)
Signs, fencing and landscaping subject to the requirements of this chapter.
(4)
Other customary accessory structures and uses determined by the Zoning Board of Appeals to be similar in nature and scale to those listed above.
E.
Specifications. Specifications shall be as follows:
F.
Other provisions and requirements.
(1)
During site plan review, the Planning Board shall determine that the street system serving the site is adequate to carry the anticipated traffic flows and that the proposal will not create a burden or nuisance for adjoining property owners.
(2)
The Planning Board shall determine that the plans for storm drainage are capable of serving the planned commercial area.
(3)
The development shall be designed and constructed in accordance with an overall plan for the entire area and shall be designed with a single architectural theme, with appropriate common off-street parking, service road access and landscaping.
(4)
The number, location and width of entranceways to provide access to such developments shall be determined on an individual-case basis during site plan review by the Planning Board.
(5)
Sufficient off-street parking shall be provided, pursuant to the Parking Schedule in § 290-43. Private garage space for the storage of commercial vehicles used in conjunction with a permitted business use shall also be permitted.
(6)
Truck loading and unloading areas shall be provided in sufficient amount to permit the transfer of goods and materials on the premises rather than on a public street or customer off-street parking area on the premises. A dense landscaping screen of not less than six feet in height shall be required where off-street loading and unloading areas abut residential uses, so that such operations shall be shielded from view from such residences.
(7)
A natural buffer strip, not less than 20 feet in depth, shall be perpetually maintained so as to provide visual screening and separation between commercial and residential uses.
(8)
A commercial-type refuse container shall be provided for each building located on site. Such containers shall be placed on concrete or stone areas and visually screened, shall provide rodent control and shall be located no closer than 10 feet from any building.
(9)
Lighting shall be provided in a manner so as to minimize potential disturbance to adjacent properties.
(10)
No commercial structure shall be permitted within 30 feet of the nearest lot line of any residential district.
§ 290-33 Light Industrial District (LI).
A.
Purpose. The purpose of the Light Industrial District (LI) is to provide for light manufacturing, assembly and storage type facilities.
B.
Permitted uses. Permitted uses shall be as follows:
(1)
Scientific research or experimental development of materials, methods or products, including engineering and laboratory research.
(2)
Administrative, educational and other related activities and facilities in conjunction with a permitted use.
(3)
Manufacture or assembly of electric, electronic or optical instruments or devices.
(4)
Light manufacturing, assembling, fabricating or packaging of products from previously prepared materials, such as cloth, plastic, paper, leather, precious or semiprecious metals or stone.
(5)
Manufacturing of food products, pharmaceuticals and the like, but not including the production of fish, meat or dairy products or fermented foods, such as sauerkraut, vinegar or the like, or the rendering of fats and oils.
(6)
Manufacturing of cement products.
(7)
Contractors' equipment or materials storage.
(8)
Lumberyards or coalyards.
(9)
Warehouses.
(10)
Railroad freight or classification yards; freight depots.
(11)
Welding shops.
(12)
Sale or storage of grain and feed products.
(13)
Storage yards, not including junkyards or auto wrecking yards. These yards shall be completely enclosed by a solid fence or wall not less than seven feet nor more than 10 feet in height.
(14)
Truck terminal facilities.
(15)
Commercial storage facilities.
(16)
Auto body shops.
(17)
Other uses which, based on an interpretation by the Zoning Board of Appeals, are similar in nature and scale to those permitted above.
C.
Permitted accessory uses. Permitted accessory uses shall be as follows:
(1)
Customary accessory uses and structures.
(2)
Outdoor storage, as shown in an approved site plan granted by the Planning Board pursuant to the requirements of Article X.
(3)
Offices, in conjunction with a permitted use.
(4)
Loading and unloading ramps and structures.
(5)
Quarters for caretakers or watchmen.
D.
Special permit uses. Uses requiring a special permit issued by the Planning Board (subject to special use regulations, Article VII) shall be as follows:
E.
Other provisions and requirements.
(1)
All assembly, research, engineering, administration, storage and other related activities shall be conducted wholly within enclosed buildings.
(2)
At no time shall any use result in or cause dissemination of dust, smoke, smog, observable gas, fumes, odors, radiation or other atmospheric pollution, objectionable noise, glare or vibrations or hazard of fire or explosive or any other physical hazard to any adjacent buildings or to any plant growth or any land adjacent to the site.
(3)
The architectural treatment and general appearance of all buildings and grounds shall be in keeping with the purpose of this district and shall be of such quality and design as to be a visual asset to the area in which they are located as well as to adjacent development.
(4)
Industrial structures shall be located so as to be a minimum of 50 feet from any nonindustrial district.
(5)
A landscaped buffer strip not less than 20 feet in depth shall be placed and maintained so as to provide visual screening and separation between industrial uses and any adjoining residential district.
(6)
Outdoor storage, loading, parking and other uses shall not take place within 30 feet of any lot line in an R-1, R-2, R-3 or R-MH District.
(8)
Outdoor storage areas shall be shielded from view from public streets and adjacent residential properties by fencing, landscaping or other appropriate means as determined by the Planning Board during site plan review.
§ 290-34 Canal Overlay District (C).
A.
Purpose. The purpose of the Canal Overlay District (C) is to encourage appropriate development along the Erie Canal within the Village of Albion, to preserve and enhance views of and from the Canal and to preserve natural, scenic and historic resources along the Canal.
C.
Permitted uses. Permitted uses shall be determined by the regulations of the underlying zoning district.
E.
Other provisions and requirements.
(1)
Docking requirements:
(a)
A maximum of one boat slip per residence is permitted. Multiple boat slips may be clustered.
(b)
All docks and canalside improvements shall obtain a permit from the New York State Thruway Authority.
(c)
Docks or piers shall not impede navigation or other water surface.
(d)
Docks associated with multifamily dwellings or commercial uses shall require site plan review by the Planning Board.
(2)
Public and commercial buildings located along the state-owned canal trail shall have an entrance which opens onto the pathway.
(3)
Natural vegetation shall be retained, to the greatest extent practicable, in any required waterfront setback to help preserve fish and wildlife habitats, reduce erosion and sedimentation and decrease pollutant runoff into surface waters.
(4)
Fencing shall not block views of and from the Canal.
(5)
Stormwater drainage shall be managed to minimize the flow of silt and contaminated runoff into the Canal.
F.
Specifications. Principal and accessory structures shall be set back from the high-water mark of the Canal by the distance specified as the required front setback in the underlying zoning district.
G.
Site plan review.
(1)
Any proposed principal building or any proposed or expanded paved area exceeding 5,000 square feet, located partially or entirely within the Canal Corridor, shall be submitted for site plan review by the Village Planning Board.
(2)
Site plan review of any proposed development in the Canal Overlay District shall take into consideration views of and from the Canal, the potential for soil erosion and runoff into the Canal and the character of the proposed building in relation to the historic, scenic and natural environment of the area adjoining the Canal.
§ 290-35 Flood Hazard Overlay District (F).
A.
The requirements of Chapter 165, adopted in 1988 by the Village of Albion, shall apply to all lands determined to be within areas of flood hazard as shown on the FIRM Maps and Flood Boundary - Floodway Map.
B.
The Flood Hazard Overlay District (F) shall be mapped in conjunction with the underlying zoning district. The area within the Flood Hazard Overlay District (F) shall be identical to the areas of special flood hazard within the Village of Albion, as shown on the Federal Flood Insurance Rate Maps and Flood Boundary - Floodway Maps prepared by the Federal Emergency Management Agency (FEMA). The Zoning Map serves to provide a close approximation of the flood hazard area. The FIRM Maps and Flood Boundary - Floodway Map shall be used to determine the exact legal boundaries of the special flood hazard area.
C.
The uses permitted and the dimensional requirements for land in the F District shall be determined by the regulations specified in this article for the underlying zoning district.