167.13 GUIDE TO SITE DEVELOPMENT REGULATORS.

   The regulators set forth in the tables in Sections 167.14 through 167.30. establish the limits and requirements for most development in the City of Denison and its extra-territorial jurisdiction. This section is intended to provide guidance for applying the regulators contained in these tables.

      1.   Site Area per Housing Unit. This indicates the gross land area per unit within a residential development. For example, a 40-lot subdivision on a 10-acre (435,600 square foot tract) will have a site area per unit of 10,890 square feet. Site area per unit, which measures gross density, may differ from minimum lot size. In conservation development, the site area per unit will be larger than minimum lot size, permitting the clustering of lots in exchange for common open space. In multi-family development, the site area per unit will usually be smaller than minimum lot size, because the lot is the legal parcel on which a multiple-unit building is built.

      2.   Minimum Lot Area. This indicates the minimum size of a legally described and recorded parcel upon which development can take place. As noted above, minimum lot area and site area per unit may not be the same.

      3.   Minimum Lot Width. This is the required minimum distance connecting at points along opposite side lot lines, measured at the required front yard setback. For example, the lot width of an irregular lot in a district requiring a 25-foot front yard setback is determined by:

         A.   Locating the points along each side lot line at a distance of 25 feet back from the front property line.

         B.   Drawing a line connecting these two points.

         C.   Measuring the length of this line. The length is the lot width.

      4.   Minimum Yards. These define the required setbacks of buildings from front, side, and rear property lines. While the yard requirements apply to a majority of development, the ordinance provides for a number of exceptions. Some of these include:

         A.   Planned Developments. Front yard setbacks can be varied within Planned Developments, which are reviewed and approved by the City Council after a recommendation from the Planning Commission.

         B.   Major Streets. The City may require greater than normal setbacks along segments of the City’s arterial street system, as defined in the comprehensive development plan.

         C.   Flexibility Provided by Supplemental Development Regulations. Section 170.04 establishes supplemental regulations, many of which provide flexibility or variations in setback regulations for specific contexts.

         D.   Maximum Setbacks. Some specific zoning districts provide maximum as well as minimum setbacks. These setbacks establish “build-to” lines that may be necessary to protect the appearance and character of special urban districts.

      5.   Maximum Height. Height normally measures the vertical distance from the established grade to the highest point of a building. However, as established by the definition of height, the point of measurement may vary for different types of buildings and roof slopes.

      6.   Maximum Building Coverage. This measures the percentage of a site that may be covered by the footprint of buildings. Thus, a 20,000 square foot building on a 40,000 square foot site has a building coverage of 50%. This is a method of regulating the scale of buildings in an area.

      7.   Maximum Impervious Coverage. This measures the percentage of a site that may be covered by buildings and other surfaces and development features which prevent the penetration of water into the ground (such as driveways, porches, parking lots, and other features). Limits on impervious coverage help control the velocity and quantity of storm water runoff and provide for groundwater recharge.

      8.   Floor Area Ratio. Just as site area per unit controls the density of residential development, floor area ration (FAR) controls the density of non-residential development. FAR is the ratio of gross floor area of a building to total site area. Thus, in an area with a maximum permitted FAR of 1.0, a 40,000 square foot building may be located on a 40,000 square foot site. Naturally, because of coverage ratios, landscaping, and parking requirements, such a building will be multi-story.

      9.    Maximum Amount of Total Parking in Street Yard. This controls the maximum amount of parking that can be located in the area between a building facade and the street. When applied in certain zoning districts, it is intended to reduce the number of cars seen from the street, encourage site planning which locates parking in rear and side yards, and produce a stronger relationship between buildings and streets. For example, a project with 100 parking stalls and a 50% limit on the amount of parking located in street yards must locate 50 of its stalls in rear or side yards without street exposure.

      10.   Minimum Depth of Landscaping Adjacent to Street Right-of-Ways. This establishes the depth of landscaping that must be provided on private property adjacent and in from the right-of-way line. Thus, if the required minimum depth is fifteen feet, a project must landscape the first fifteen feet of its site back from the right-of-way line. All landscaping must be done in accordance with Chapter 171, establishing landscaping standards.

      11.   Minimum Buffer Yard Requirements. This establishes the depth of a buffer yard that must be provided by intensive land uses adjacent to primarily residential land uses in residential zoning districts. All landscaping must be done in accordance with Chapter 171, establishing landscaping standards.

      12.   Supplemental Use Regulations. Certain permitted uses require satisfaction of specific requirements in order to function successfully in their urban or rural contexts. These supplemental requirements are set forth in Chapter 169. These requirements are cross-referenced in the “Supplementary Regulations” column of the Use Matrix.

Table 167.1 - Use Matrix: Agricultural and Residential Types (AG through RM Districts)

Use Types	AG	RR	R1-70, 60, 50	R-2	R-3	R-4	R-5	RM
Agricultural Uses
Horticulture	P
Crop Production	P
Animal Production	P
Confined Animal Feeding Operations	P
Livestock Sales	S
Residential Uses
Single-Family Detached	P	P	P	P	P	P	P	P
Single-Family Attached				P	P	P	P	P
Duplex				P	P	P	P	P
Two-Family*				P	S	P	P	S
Townhouse*					P	P	P	S
Multiple-Family*						P	P
Downtown Residential*
Group Residential*					S	P	P	S
Boarding House*						S	S
Manufactured Housing Residential	P	P	P	P	P	P	P	P
Mobile Home Park*								P
Mobile Home Subdivision								P
Retirement Residential*					S	P	P	S

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

S(x)   Expansion of an existing use is permitted subject to approval of a Special Use Permit

E   Permitted by right if lawfully existing on the effective date of this Ordinance 

Blank   Use not permitted in zoning district

*   Use subject to Site Plan review (Section 174.06)

Table 167.1 - Use Matrix: Agricultural and Residential Use Types (C-1 through I-2 Districts)

Use Types	HC-1	C-1	C-2	CBD	BP	I-1	I-2	Supplemental Regulations
Agricultural Uses
Horticulture
Crop Production
Animal Production
Confined Animal Feeding Operations
Livestock Sales
Residential Uses
Single-Family Detached		S/E	S/E	S/E	E	E	E
Single-Family Attached		S/E	S/E	S/E	E	E	E
Duplex		S	S	S	E	E	E
Two-Family		S	S	S
Townhouse*		P	P	P	E	E	E
Multiple-Family*		P	P	P	E	E	E
Downtown Residential*				P
Group Residential*		P	E	E	E	E	E
Boarding House*		P	E	E	E	E	E
Manufactured Housing Residential			S/E	S	E	E	E
Mobile Home Park*
Mobile Home Subdivision
Retirement Residential*	P	P	S	P

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

E   Permitted by right if lawfully existing on the effective date of this Ordinance

Blank   Use not permitted in zoning district

*   Use subject to Site Plan review (Section 174.06)

Table 167.2 - Use Matrix: Civic Use Types (AG through RM Districts)

Use Types	AG	RR	R1-70, 60, 50	R-2	R-3	R-4	R-5	RM
Civic Uses
Administration	P	P			S	S	P
Cemetery*	P	P	S	S	S	S	S
Clubs (Recreational)*	S	S			S	S	P
Clubs (Social)*	S	S			S	S	P	S
College/University*	S	S	S	S	S	S	S
Convalescent Services*	S	S	S	S	S	S	P	S
Cultural Services*	P	P	S	S	S	P	P
Day Care (Limited)	P	P	P	P	P	P	P	P
Day Care (General)*					S	S	P	P
Detention Facilities*	S
Emergency Residential	S	S	S	S	S	P	P	P
Group Care Facility*	P	P	P	P	P	P	P	P
Group Home	P	P	P	P	P	P	P	P
Guidance Services						S	P	S
Health Care*	S	S			S	S	P
Hospitals*
Maintenance Facility*	S	S
Park and Recreation	P	P	P	P	P	P	P	P
Postal Facilities*	P	P				S	S
Primary Education*	S	S	P	P	P	P	P
Public Assembly*
Religious Assembly*	P	P	S	S	S	P	P
Safety Services*	P	P	P	P	P	P	P	P
Secondary Educ*	S	S	S	S	S	P	P
Utilities*	P	S	S	S	S	S	S	S

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Site Plan review (Section 174.06)

Table 167.2 - Use Matrix: Civic Use Types (C-1 through I-2 Districts)

Use Types	HC-1	C-1	C-2	CBD	BP	I-1	I-2	Supplemental Regulations
Civic Uses
Administration		P	P	P	P	P	P
Cemetery*
Clubs (Recreational)*			P	P	P	P	P
Clubs (Social)*		P	P	P	P	P	P
College/University*			P	P	P	P
Convalescent Services*			P	S	S
Cultural Services*		P	P	P	P	P
Day Care (Limited)		P	P	P	P
Day Care (General) *		P	P	P	P	P
Detention Facilities*			S	S		S	S
Emergency Residential		S	P	P
Group Care Facility*	P	S	P	P	P	P	P
Group Home	P	P	P	P	P	P	P
Guidance Services		P	P	P	P	P	P
Health Care*	P	S	P	P	P	P	S
Hospitals*	P
Maintenance Facility*			S	S	P	P	P
Park and Recreation		P	P	P	P	P	P
Postal Facilities*		P	P	P	P	P	P
Primary Education*		P	S	S
Public Assembly*			P	P	S	S	S
Religious Assembly*		P	P	P	P	P	S
Safety Services*		P	P	P	P	P	P
Secondary Educ*		P	P	S	S	S
Utilities*		S	P	S	P	P	P

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Special Site Plan review (Section 174.06)

Table 167.3 - Use Matrix: Office Use Types (AG through RM Districts)

Use Types	AG	RR	R1-70, 60, 50	R-2	R-3	R-4	R-5	RM
Office Uses
Corporate Offices*							S
General Offices							S
Financial Services A							S
Financial Services B*
Medical Offices A							S
Medical Offices B*							S

 

Table 167.3 - Use Matrix: Office Use Types (C-1 through I-2 Districts)

Use Types	HC-1	C-1	C-2	CBD	BP	I-1	I-2	Supplemental Regulations
Office Uses
Corporate Offices*			P	P	P	P	P
General Offices		P	P	P	P	P	P
Financial Services A		P	P	P	P	P	P
Financial Services B*		S	P	P	P	P	P
Medical Offices A	P	P	P	P	P	P	P
Medical Offices B*	P	S	P	P	P	P	P

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Special Site Plan review (Section 174.06)

Table 167.4 - Use Matrix: Commercial Use Types (AG through RM Districts)

Use Types	AG	RR	R1-70, 60, 50	R-2	R-3	R-4	R-5	RM
Commercial Uses
Ag Sales/Service*	S	S
Auto Auction Lots*
Auto Rental/Sales*
Auto Services*
Body Repair*
Equip Rental/Sales*
Equipment Repair*	S	S	S
Bed and Breakfast*	S	S	S	S	P	P	P
Business Support Services*	S	S	S
Business/Trade School*							S
Campground*	S	S
Cocktail Lounge*
Commercial Rec (Controlled Impact)*	S	S	S
Commercial Rec (High Impact)*	S
Communication Service*	S	S	S
Construction Sale/Service*	S	S	S
Consumer Service*	S	S	S
Convenience Storage*
Food Sales (Convenience)*
Food Sales (Limited)*
Food Sales (General)*	S	S	S
Food Sales (Super markets)*

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Special Site Plan review (Section 174.06)

Table 167.4 - Use Matrix: Commercial Use Types (C-1 though I-2 Districts)

Use Types	HC-1	C-1	C-2	CBD	BP	I-1	I-2	Supplemental Regulations
Commercial Uses
Ag Sales/Service*			P		S	P	P
Auto Auction Lots*			S			P	P
Auto Rental/Sales*			P	S	S	P	P
Auto Services*			P	P	P	P	P
Body Repair*			S		S	P	P
Equip Rental/Sales*			P	S	S	P	P
Equipment Repair*			P	S		P	P
Bed and Breakfast*		P	P	P	S
Business Support Services*	P	P	P	P	P	P	P
Business/Trade School*		P	P	P	P	P	P
Campground*			S
Cocktail Lounge*			P	P	P	P	P
Commercial Rec (Controlled Impact)*		P	P	P	P	P	P
Commercial Rec (High Impact)*			P		S	P	P
Communication Service*			P	P	P	P	P
Construction Sale/Service*			P	S	P	P	P
Consumer Service*		P	P	P	P	P	P
Convenience Storage*			P		P	P	P
Food Sales (Convenience)*		P	P	P	S	P	S
Food Sales (Limited)*	S	P	P	P	S
Food Sales (General)*			P	P	S
Food Sales (Super markets)*			P	S

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Special Site Plan review (Section 174.06)

Table 167.4 - Use Matrix: Commercial Use Types (AG through RM Districts)

Use Types	AG	RR	R1-70, 60, 50	R-2	R-3	R-4	R-5	RM
Commercial Uses
Funeral Service*						S	P
Gaming Facilities*
Kennels*	S	S
Laundry Services*
Liquor Sales*
Lodging*
Personal Improvement	S	S	S				S
Personal Services*	S	S	S				S
Pet Services*	S	S	S
RV Storage	S
Research Services*	S	S	S
Restaurants (Drive-in)*
Restaurants (General)*	S
Restricted Business*
Retail Services (Limited)
Retail Services (Medium)
Retail Services (Large)*
Retail Services (Mass)*
Stables*	P	S
Surplus Sales*
Trade Services*	S	S	S
Travel Centers
Truck Stops
Vehicle Storage (Short-term)*	S
Veterinary Services (General)*	P	S
Veterinary Services (Large Animal)	P

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Special Site Plan review (Section 174.06)

Table 167.4 - Use Matrix: Commercial Use Types (C-1 through I-2 Districts)

Use Types	HC-1	C-1	C-2	CBD	BP	I-1	I-2	Supplemental Regulations
Commercial Uses
Funeral Service*		P	P	P	P	P
Gaming Facilities*			P	P		P	P
Kennels*			S			P	P
Laundry Services*	P	P	P	P	P	P	P
Liquor Sales*			P	P		P
Lodging*			P	P	P
Personal Improvement		P	P	P	P	P	P
Personal Services*		P	P	P	P	P	P
Pet Services*			P	P	P	P
RV Storage			S			P	P
Research Services*	P		P	P	P	P	P
Restaurants (Drive-in)*			P	S	S	P	S
Restaurants (General)*		P	P	P	P	P	S
Restricted Business*			S			P	P
Retail Services (Limited)	P	P	P	P	P
Retail Services (Medium)	P		P	P	P
Retail Services (Large)*			P	S
Retail Services (Mass)*			S
Stables*
Surplus Sales*			S		S	P	P
Trade Services*			P	S	P	P	P
Travel Centers*			P		S	P	P
Truck Stops*			S		S	P	P
Veh. Storage (Short-term)*	S		P			P	P
Veterinary Services (General)*			P	P	P	P	P
Veterinary Services (Large Animal)*						P	P

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Special Site Plan review (Section 174.06)

Table 167.5 - Use Matrix: Parking and Transportation Use Types (AG through RM Districts)

Use Types	AG	RR	R1-70, 60, 50	R-2	R-3	R-4	R-5	RM
Parking Uses
Off-Street Parking*
Parking Structure*
Transportation Uses
Aviation (General)*	S
Aviation (Private)*	S	S
Railroad Facilities*
Truck Terminal*
Transportation Terminal*

  

Table 167.5 - Use Matrix: Parking and Transportation Use Types (C-1 through I-2 Districts)

Use Types	HC-1	C-1	C-2	CBD	BP	I-1	I-2	Supplemental Regulations
Parking Uses
Off-Street Parking*	P		P	P	S	P	P
Parking Structure*	P		P	P	P	P	P
Transportation Uses
Aviation (General)*					S	P	P
Aviation (Private)*	P					P	P
Railroad Facilities*					S	P	P
Truck Terminal*						S	P
Transportation Terminal*			P	P	P	P	P

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Special Site Plan review (Section 174.06)

Table 167.6 - Use Matrix: Industrial Use Types (AG through RM Districts)

Use Types	AG	RR	R1-70, 60, 50	R-2	R-3	R-4	R-5	RM
Industrial Uses
Agricultural Industry*	S
Construction Yards*
Custom Manufacturing
Light Industry*
General Industry*
Heavy Industry*
Recycling Collection*
Recycling Processing*
Resource Extraction*	S
Salvage Services*
Vehicle Storage (Long-term)*
Warehousing (Enclosed)*
Warehousing (Open)*
Miscellaneous Uses
Amateur Radio Tower	P	P	P	P	P	P	P	P
Communications Tower	S	S
Construction Batch Plant*
Landfill (Non-Putrescrible)*	S
Landfill (Putrescible)*
WECS	S	S

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Special Site Plan review (Section 174.06)

Table 167.6 - Use Matrix: Industrial Use Types (C-1 through I-2 Districts)

Use Types	HC-1	C-1	C-2	CBD	BP	I-1	I-2	Supplemental Regulations
Industrial Uses
Agricultural Industry*						S	P
Construction Yards*						P	P
Custom Manufacturing			P	P	P	P	P
Light Industry*					S	P	P
General Industry*						P	P
Heavy Industry*							S
Recycling Collection*					S	P	P
Recycling Processing*						P	P
Resource Extraction*							S
Salvage Services*							S
Vehicle Storage (Long-term)*			S			P	P
Warehousing (Enclosed)*					P	P	P
Warehousing (Open)*						S	P
Miscellaneous Uses
Amateur Radio Tower		P	P	S	P	P	P
Communications Tower	S	S	S	S	S	S	S
Construction Batch Plant*						S	P
Landfill (Non-Putrescrible)*							S
Landfill (Putrescible)*							S
WECS	S	S	S	S	S	S	S

 

P   Permitted by right or by right subject to supplemental regulations

S   Permitted by Special Use Permit (Section 174.11)

Blank   Use not permitted in zoning district

*   Use subject to Special Site Plan review (Section 174.06)