All areas within the city limits of the city are divided into zoning districts, within which the use of land and water areas; the location, height, bulk, appearance and use of structures; the provision of parking and loading areas; and the provision of buffers, landscaping and screening are regulated as herein provided. Collectively, these districts are intended to advance the purposes of this Zoning Ordinance as stated in § 157.002-Purpose. Individually, each district is designed and intended to accomplish the following more specific objectives.
(A) Primary districts. Each primary zoning district serves a different purpose and imposes its own set of requirements and restrictions on the use of land within the district in addition to the general requirements and restrictions imposed on all land or uses within the city.
(1) R-E, Residential Estate District. The R-E Residential District is intended to foster, preserve and protect areas of the community in which the principal use of land is for detached, single-family dwellings, and limited residential support facilities at very low densities.
(2) R-15, Low Density, Single-family Residential District. The R-15 Residential District is intended to foster, preserve, and protect at low densities areas of the community in which the principal use of land is for detached, single-family dwellings, and limited residential support facilities.
(3) R-10, Medium Density Residential District. The R-10 Residential District is intended to foster, protect and accommodate single-family and two-family residential development, and limited residential support facilities in areas so designated.
(4) R-6, High Density Residential District. The R-6 Residential District is intended to accommodate higher density residential development and a variety of housing types on small lots or in project settings, in areas accessible by major streets and in proximity to commercial uses and employment opportunities.
(5) R-6S, High Density, Single-Family Residential District. The R-6S Residential District is intended to foster, preserve, and protect at higher densities areas of the community in which the principal use of land is for detached, single-family dwellings, and limited residential support facilities.
(6) OI, Office and Institutional District. The OI District is intended to accommodate office, institutional and residential uses in areas whose character is mixed or in transition. It is designed principally for use along major streets and subdivision borders characterized by older houses to help ameliorate the consequences of change impacting these areas, and to provide a transitional buffer between potentially incompatible commercial and residential development.
(7) CBD, Central Business District. The CBD District is intended to promote the concentration and vitality of commercial and business uses in core commercial areas and as such, encourages a mixture of complementary uses and a pedestrian orientation. This district is characterized by wall-to-wall and lot-line-to-lot-line development, pedestrian walkways, and off-street public parking lots.
(8) GBD, General Business District. The GBD District is intended to provide for the development and maintenance of commercial and business uses to serve the community and the larger midlands region. Toward this end, a wide range of business and commercial uses are permitted herein.
(9) LBD, Limited Business District. The LBD District is intended to meet the commercial and service needs generated by nearby residential areas. Goods and services normally available in this district are of the "convenience variety." The size of these districts should relate to surrounding residential markets and the locations should be at or hear major intersections, in proximity to residential areas and/or on the periphery of residential areas, moderating transition between residential and commercial uses.
(10) IND, Industrial District.
(a) The intent of the IND District is to accommodate retail, wholesaling, distribution, storage, processing and manufacturing uses in an environment suited to such uses and operations while promoting land use compatibility through the application of performance standards within and beyond the boundaries of this district.
(b) Toward these ends, residential development is not permitted herein, nor is the establishment of this district on a street providing primary access to or traversing a residential district.
(11) CMU, Commercial Mixed Use District. The intent of this multiple use district is to provide for the development and maintenance of commercial, business and other complementary uses in strategic locations to serve the traveling public without negatively impacting surrounding land uses or environmental resources.
(12) EQ, Equine District. The intent of the Equine District is to accommodate and promote present and future equine activities including, but not limited to, training, racing, and showing of horses, donkeys, or other related activities in an environment compatible with surrounding properties. This district is intended primarily for large tracts of land devoted to or developed for equine and related activities.
(13) PDD, Planned Development District.
(a) The intent of the Planned Development District is to encourage flexibility in the development of land in order to promote its most appropriate use; and to do so in a manner that will enhance the public health, safety, morals, and general welfare of the population.
(b) Within the PDD, regulations adapted to unified planning and development are intended to accomplish the purpose of zoning and other applicable regulations to an equivalent or higher degree than instances in which such regulations are designed to control unscheduled development on individual lots or tracts, promote economical and efficient land use, provide an improved level of amenities, foster a harmonious variety of uses, encourage creative design, and produce a better environment.
(c) In view of the substantial public advantage of "planned development," it is the intent of these regulations to promote and encourage or, where applicable, to require development in this form where appropriate in character, timing, and location, particularly in large undeveloped tracts.
(B) Overlay districts. Overlay districts are established to provide for certain additional requirements or to establish special development requirements for permitted uses. Where overlay districts exist and there is a conflict between the requirements specified between the overlay district and the underlying primary district, the standards and requirements of the overlay district shall prevail. Otherwise, the standards and requirements of the underlying primary district shall also be in effect for any area additional zoned as an overlay district. Each overlay district is identified on the official zoning map of the city.
(1) Historic Overlay District (HOD). The Historic Overlay District is designed and intended to promote the educational, cultural, economic and general welfare of the community by providing a mechanism for the identification, recognition, preservation, maintenance, protection and enhancement of existing historic and architecturally valuable structures and properties which serve as visible reminders of the social, cultural, economic, political and/or architectural past, thereby:
(a) Fostering civic pride;
(b) Preserving local heritage;
(c) Fostering public knowledge and appreciation of structures and areas which provide a unique and valuable perspective on the social, cultural, and economic mores of past generations;
(d) Fostering architectural creativity by preserving physical examples of outstanding architectural techniques of the past; and
(e) Encouraging new structures and development that will be harmonious with existing structures, properties and sites included in the districts.
(2) Commercial Overlay District (COM). The purpose of the Commercial Overlay District is to protect and enhance the aesthetic and visual character of all commercial development within the primary commercial corridors of the city.
(3) Downtown Overlay District (DTN). The Downtown Overlay District is intended to protect and maintain the character of the core of the Downtown Commercial District and to provide for architectural cohesion within the designated corridors by regulating the type of construction and the design of other buildings that are in proximity to historically significant buildings or sites. Buildings located in this overlay district are commercial or mixed-use and typically have a shopfront style façade.
(Ord. 15-002, passed 2-24-15; Am. Ord. 2021-012, passed 6-22-21; Am. Ord. 2024-014, passed 6-25-24)