CHAPTER 2
ZONING DISTRICTS AND MAP

SECTION:

8-2-1: Districts Established, Purposes And Restrictions

8-2-2: Official Zoning Map; Incorporation By Reference

8-2-3: Schedule Of District Use Regulations

8-2-4: Schedule Of Building Height And Lot Area Regulations

8-2-1: DISTRICTS ESTABLISHED, PURPOSES AND RESTRICTIONS:

The following zoning districts are hereby established. For the interpretation of this title, the zoning districts have been formulated to realize the general purposes as set forth in this title. In addition, the specific purpose of each zoning district shall be as follows:

A AGRICULTURAL DISTRICT: To maximize opportunities for agricultural activities by preserving land for the purposes of cultivating the soil and raising livestock. Minimum lot size of twenty (20) contiguous acres, all of which must be under single ownership to ensure protection of irrigation and surface water drainage systems.

A-R AGRICULTURAL-RESIDENTIAL DISTRICT: To provide for the transition of agricultural land no longer used for extensive agricultural purposes into residential areas, while preserving agricultural uses compatible with residential development. Gross density shall not exceed one single-family dwelling unit per five (5) acres.

R-E RESIDENTIAL-ESTATES DISTRICT: To provide opportunities for very low density residential land use compatible with the topography and public service capacities. Gross density shall not exceed one single-family dwelling unit per two (2) acres.

R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in an R district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. Multi-family and two-family units/developments are prohibited in R-1, R-2, R-3, R-4 and R-5 zoning districts, unless approved as part of a planned unit development (PUD). Centralized water and sewer facilities are required for all subdivision and parcel division applications submitted after the effective date hereof in all zoning districts except the city council may permit the use of individual well(s) and septic system(s) in the A, A-R and R-E zoning districts upon a determination that the public health, safety, and welfare will not be negatively impacted. Whenever there is a conflict or difference between the provisions of this section and those of other chapters and/or other titles, the chapter or title with the more restrictive provision shall prevail. When a property is being proposed for rezone to the R zoning district, a development agreement may be utilized in lieu of the PUD and/or conditional use process if approved by the city council, provided the development agreement includes conditions of development that are required during the PUD and conditional use process.

L-O LIMITED OFFICE DISTRICT: To permit the establishment of groupings of professional, research, executive, administrative, accounting, clerical, stenographic, limited commercial and similar uses. Development shall not be traffic intensive and research facilities shall not involve heavy testing operations of any kind. The L-O district is designed to act as a buffer between other more intense nonresidential uses and high density residential uses, and is thus a transitional use.

C-A COMMERCIAL-AIRPORT: To permit the establishment of a commercial airport which is compatible with property uses in other Eagle area districts.

C-1 NEIGHBORHOOD BUSINESS DISTRICT: To permit the establishment of convenience business uses which tend to meet the daily needs of the residents of an immediate neighborhood while establishing development standards that prevent adverse effects on residential uses adjoining a C-1 district. Such districts are typically appropriate for small shopping clusters or integrated shopping centers located within residential neighborhoods.

C-2 GENERAL BUSINESS DISTRICT: To permit the establishment of areas for commercial uses allowed in other commercial zones and commercial uses which are more intensive than those permitted in other commercial zones. Uses that complement rather than compete with the uses allowed within the CBD zoning district shall be encouraged.

C-3 HIGHWAY BUSINESS DISTRICT: To permit the establishment of areas for travel related services such as hotels, motels, service stations, drive-in restaurants, offices, limited warehousing, commercial services and retail sales. This district is specifically designed in clusters to service the motoring public on major streets. Uses that compete with the uses allowed within the CBD zoning district shall be discouraged.

CBD CENTRAL BUSINESS DISTRICT: To accommodate and encourage further expansion and renewal in the historical core business area of the community. A variety of business, public, quasi- public, cultural, residential and other related uses are encouraged. The greatest possible concentration of retail sales and business is to occur in this district. Pedestrian friendly uses and developments are encouraged.

M-1 LIGHT INDUSTRIAL DISTRICT: To encourage the development of manufacturing and wholesale business establishments which shall be free of hazardous or objectionable elements such as noise, odor, dust, smoke, or glare, are operated entirely within enclosed structures and generate little industrial traffic. Research activities are encouraged and limited office and commercial uses may be permitted as ancillary uses. This district is further designed to act as a transitional use between heavy manufacturing uses and other less intense businesses.

BP BUSINESS PARK DISTRICT: To encourage the development of technical park/research and development facilities, offices and office complexes, and limited manufacturing activities including small scale production, distribution and storage of goods. Support activities may also be permitted. All development within this district shall be designed to be within a landscaped setting, and be free of hazardous or objectionable elements such as noise, odor, dust, smoke or glare. Such development shall be operated entirely within enclosed structures, and generate minimal industrial traffic. All development requiring a conditional use permit in the BP zoning district, as shown in section 8-2-3 of this chapter, shall occur under the PUD and/or development agreement process in accordance with chapter 6 or 10 of this title unless the proposed development does not meet the area requirements as set forth in section 8-6-5-1 of this title. In that case a cooperative development, in conjunction with adjacent parcels (to meet the minimum area requirements), shall be encouraged. Otherwise a conditional use permit shall be required unless the proposed use is shown as a permitted use in the BP zoning district within section 8-2-3 of this chapter.

M-2 HEAVY INDUSTRIAL DISTRICT: To encourage the development of major manufacturing, processing, warehousing and major research and testing operations. Limited office and commercial uses may be permitted as ancillary uses. These activities shall include certain uses excluded from the M-1 district for reasons of health, safety or general welfare. All development within this land use shall be free of hazardous or objectionable elements such as noise, odor, dust, smoke, or glare.

M-3 EXTRACTIVE INDUSTRIAL DISTRICT: To provide land for the mining, processing and storage of mineral resources. This district is designed to assure that these resources be properly managed and all land be reclaimed so as not to create a hazard or nuisance which either immediately or in the future adversely affects the health, safety or general welfare of the community.

PS PUBLIC/SEMIPUBLIC: To provide for public/semipublic development such as golf courses, parks, recreation facilities, greenways, schools, and public service facilities such as government offices. (Ord. 566, 5-15-2007)

MU MIXED USE DISTRICT: To provide for a variety and mixture of uses such as limited office, limited commercial, and residential. This district is intended to ensure compatibility of new development with existing and future development. It is also intended to ensure assemblage of properties in a unified plan with coordinated and harmonious development which shall promote outstanding design without unsightly and unsafe strip commercial development. Uses should complement the uses allowed within the CBD zoning district. All development requiring a conditional use permit in the MU zoning district, as shown in section 8-2-3 of this chapter, shall occur under the PUD and/or development agreement process in accordance with chapter 6 or 10 of this title unless the proposed development does not meet the area requirements as set forth in section 8-6-5-1 of this title. In that case a cooperative development, in conjunction with adjacent parcels (to meet the minimum area requirements), shall be encouraged. Otherwise a conditional use permit shall be required unless the proposed use is shown as a permitted use in the MU zoning district within section 8-2-3 of this chapter. Residential densities shall not exceed twenty (20) dwelling units per gross acre. When a property is being proposed for rezone to the MU zoning district, a development agreement may be utilized in lieu of the PUD and/or conditional use process if approved by the city council, provided the development agreement includes conditions of development that are required during the PUD and conditional use process. (Ord. 673, 11-27-2012)

DESIGN REVIEW OVERLAY DISTRICT: To guide the general appearance of building and improvements to achieve the objectives of the comprehensive plan or other development plans as adopted by the council. This district is superimposed over all other districts within the entire city limits.

P PLANNED UNIT DEVELOPMENT: This designation, following any zoning designation noted on the official zoning map of the city (i.e., R-4-P), indicates that the development was approved by the city as a planned unit development. Density transfers may have been permitted as a part of the overall development.

DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city (i.e., C-2-DA), indicates that the zoning was approved by the city with a development agreement. Specific provisions, as may have been incorporated within the development agreement, are applicable to development within this zoning designation. (Ord. 566, 5-15-2007; amd. Ord. 673, 11-27-2012; Ord. 826, 7-28-2020; Ord. 868, 8-8-2022)

8-2-2: OFFICIAL ZONING MAP; INCORPORATION BY REFERENCE:

   A.   Map Adopted: The districts established in section 8-2-1 of this chapter and shown on the official zoning map, as now existing or as may hereafter be amended, together with all explanatory material thereon, are hereby incorporated into this title as if set forth in full within this title.

   B.   Boundaries Of Districts: Where uncertainty exists with respect to the boundaries of any of the zoning districts as shown on the official zoning map, the following shall apply:

      1.   Where district boundaries are indicated as approximately following the centerline of street lines, highway right of way lines, streams, lakes or other bodies of water, the centerline shall be construed to be such boundary;

      2.   Where district boundaries are so indicated that they approximately follow the lot lines, such lot lines shall be construed to be said boundaries;

      3.   Where district boundaries are so indicated that they are approximately parallel to the centerlines or street lines of streets, or the centerlines or right of way lines of highways, such district boundaries shall be construed as being parallel thereto and at such distance therefrom as indicated on the official zoning map. If no distance is given, such dimensions shall be determined by the use of the scale shown on the official zoning map; and

      4.   Where the boundary of a district follows a railroad line, such boundary shall be deemed to be located in the middle of the main tracks of said railroad line. (Ord. 298, 10-14-1997)

8-2-3: SCHEDULE OF DISTRICT USE REGULATIONS:

District regulations shall be as set forth in the official schedule of district regulations, in the performance standards in chapter 3 of this title, and as otherwise provided within this code. The official schedule of district regulations is divided into five (5) land use groups: agricultural, residential, commercial, industrial, and public/semipublic. To determine in which district a specific use is allowed:

   A.   Find the use in one of the land use groups;

   B.   Read across the chart until either "P" or "C" appears in one of the columns; and

   C.   If "P" appears, the use is an allowed use; if "C" appears, the use is only allowed upon the issuance of a conditional use permit and/or a development agreement upon rezone to an MU or BP zoning designation; if no letter appears the use is prohibited.

If a proposed use is not specifically listed in the chart below then the use is prohibited. When several combined land uses exist, or are proposed, the most intensive land use shall be considered as the primary activity.

    OFFICIAL SCHEDULE OF DISTRICT REGULATIONS

   (P - Permitted Use / C - Conditional Use / No P Or C - Prohibited Use)

Land Uses

Districts

A

A-R

R-E

R

L-O

C-A

C-1

C-2

C-3

CBD

M-1

BP

M-2

M-3

PS

MU

Agricultural:

Agricultural and forest

P

Dairy farm

C

Farm

P

P

Farmers' markets (outdoor)

P

P

P

P

Feedlot and stockyard

C

C

Horticulture (general)

P

P

P

P

P

P

P

Horticulture (limited)

P

P

P

P

P

P

P

P

Roadside stand (temporary structure)

P

P

P

P

P

P

P

P

P

Turf and/or tree farm

P

C

Vineyard

P

C

Residential:

Accessory dwelling unit

P

P

P

P

P

Boarding or lodging house or dormitory

C

C

C

C

Home occupation, Class A and B

P

P

P

P

P

P

P

Home occupation, Class C

C

C

C

C

Mobile home (single unit) (primary residence)

C

C

Mobile home (single unit) (temporary living quarters)

C

C

C

C

C

Mobile home court (RV)

C

C

C

Mobile home park

C

C

Multi-family dwelling

C

C

Planned unit development

C

C

C

C

C

C

C

C

C

C

C

C

Single-family attached dwelling

C

C

C

Single-family dwelling (existing)

P

P

P

P

C

C

P

C

Single-family dwelling (new)

P

P

P

P

C

C

C

C

Two-family dwelling

C

C

C

C

Commercial:

Adult business

C

Airport

P

Ambulance services

C

P

C

C

C

Animal shows or sales

P

C

C

P

P

C

P

C

Artist studios

P

P

P

P

Arts and crafts shows

C

P

P

P

C

Auction facility

C

C

P

C

P

Automotive body shop

P

P

P

C

P

Automotive emission testing facility

C

C

C

C

C

Automotive gas station or fuel islands

C

P

P

Automotive gas station/service shop

P

P

Automotive, mobile home, travel trailer, and/or farm implement sales

C

P

P

C

P

Automotive parts and accessories sales

C

P

P

C

Automotive repair

P

P

P

C

Automotive storage

C

P

Automotive vehicle vinyl wrap shop

C

C

C

C

C

C

Automotive washing facility

C

P

P

P

C

C

Bakery plant (wholesale)

P

C

P

Banks/financial institutions (no drive-up service)

P

P

P

P

P

Banks/financial institutions (with drive-up service)

C

P

C

C

P

Bar

C

C

C

P

C

Bar, wine/tasting room

P

P

P

P

Beauty/barber shop

P

P

P

P

P

P

Bed and breakfast facility

C

C

C

C

C

C

C

Building supply outlet

C

C

P

C

P

Cabinet shop

P

P

P

C

P

C

Catering service

P

P

P

P

Cemetery

C

C

C

C

C

C

C

C

C

C

C

Childcare:

Daycare center

C

C

C

C

C

C

C

C

C

C

Family

P

P

P

P

C

C

P

P

Group

C

C

C

C

C

C

C

C

C

C

Christmas tree sales

P

P

P

P

P

P

P

P

P

P

Church

C

C

C

C

P

P

P

P

P

P

Circuses and carnivals

C

P

P

P

C

Club or lodge

P

P

P

P

P

Coffee roasting facility

C

C

C

C

C

C

C

Commercial entertainment facilities (indoor)

C

C

P

P

P

C

Commercial entertainment facilities (outdoor)

C

C

P

P

P

C

Communication facilities

C

C

P

P

P

P

P

C

Contractor's yard and/or shop

C

C

C

C

C

Convenience store with fuel service

C

C

C

Convenience store with no fuel service

C

C

C

C

P

P

P

P

P

Detention facilities

C

Drive-in theater

C

C

C

C

C

Drugstore

C

C

P

P

P

P

Electronic sales, service, or repair shop

P

P

P

P

P

P

Emergency healthcare

C

P

C

C

C

P

Emergency services

C

C

C

C

P

P

P

P

P

P

P

P

P

P

Equipment rental and sales yard

C

C

P

C

C

C

Flex space

P

P

P

P

P

Food and beverage sales

C

P

P

P

P

P

Hardware store

P

P

P

P

P

Health clubs, spas, weight reduction salons

C

P

P

P

P

P

Heliports

C

Hospital

C

C

P

P

C

C

C

Hotel

P

P

P

C

Institution

C

C

Kennel

C

C

C

C

C

C

C

C

C

Laboratories

P

P

P

P

P

P

C

Laundromat

C

P

P

P

P

P

C

Laundry (with drive-up service)

C

P

P

P

C

Laundry (with no drive-up service)

C

P

P

P

P

P

Live entertainment events

C

C

C

P

C

P

C

Live entertainment events, city sponsored

P

P

P

P

P

P

P

Microbrewery

C

P

P

C

Mobile office

C

C

C

C

C

C

C

C

Mortuary

C

C

C

C

Motel

P

P

P

C

Nonprofit rehabilitation center

C

C

Nursery, plant materials

P

C

C

C

P

P

P

P

P

P

C

Nursing/convalescent home

C

C

C

C

C

C

C

C

Office, business and professional

P

P

P

P

P

C

P

Office, medical and dental

P

P

P

P

P

P

Parking lot, parking garage

P

P

P

C

P

P

P

P

P

Parking lot, parking garage, commercial

C

P

P

P

C

P

C

C

Pawnshops (auto)

C

C

Pawnshops (general)

C

C

Personal improvement

P

P

P

P

P

P

Personal services

P

P

P

P

P

P

Personal wireless facilities (enclosed building, height - 35' or less)

C

C

C

C

P

P

P

P

P

P

P

P

P

P

P

P

Personal wireless facilities (enclosed building, height - over 35')

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

Personal wireless facilities (height - 35' or less)

C

P

P

P

P

P

P

P

P

P

P

P

P

Personal wireless facilities (height - 36' - 50')

C

C

C

C

C

C

C

C

C

C

C

P

C

Personal wireless facilities (height - over 50')

C

C

C

C

C

C

C

C

C

C

C

C

C

Photographic studio

P

P

P

P

P

P

Printing and/or blueprinting

P

P

P

P

P

P

P

P

Professional activities

P

P

P

P

P

P

P

Restaurant (drive-in)

P

P

Restaurant (no drive-through)

C

C

P

P

P

P

P

Restaurant (with drive-through)

C

C

C

C

Retail sales (general)

C

P

P

P

P

C

Retail sales (limited)

P

P

P

P

P

C

Retail sales (pharmacies and medical)

C

P

P

P

P

P

Riding academies/stables

P

C

C

C

Shopping center

C

C

C

P

C

Shopping mall

C

C

P

Sign shop, including painting

P

P

P

C

P

C

Small engine repair (mower, chain saws, etc.)

C

P

P

P

C

C

Storage (enclosed building)

P

P

P

P

P

C

P

P

C

Storage (fenced area)

C

C

C

C

C

C

C

P

P

C

Street fair

P

P

P

P

Subdivision sales office

P

P

P

Tattoo parlors and body piercing establishments

C

C

Tire shop, including recapping

P

P

P

C

Trade fair

P

P

C

Travel services

P

P

P

P

P

P

Truck stop

C

C

C

C

Upholstery shop

P

P

P

P

C

C

C

Vet clinic (animal hospital)

C

C

C

P

P

P

P

P

Welding, tool shop

C

P

P

C

P

Winery

C

C

C

C

Woodworking shop

P

P

P

P

C

P

C

Industrial:

Asphalt plant

P

P

Automotive wrecking yard or salvage

C

C

Beverage bottling plant

C

C

P

Billboard manufacture

C

C

P

Cement or clay products manufacturing

P

P

Chemical storage and manufacturing

C

Concrete batch plant

P

P

Dairy products processing

C

P

C

P

P

Food processing plant

C

P

Fuel yard

P

Grain storage

C

P

Ice manufacture, cold storage

C

C

P

Industry:

Custom

P

P

P

C

Limited

P

P

P

C

Research and development

P

C

Junkyard

C

C

Lumberyard, retail

C

P

Machine shop

P

P

P

C

P

Manufacturing, furniture

P

C

P

Mobile home manufacturing

P

Monument works, stone

C

C

P

Oil and gas extraction

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

P

Oil and gas post-extraction

C

Petroleum storage

C

C

Planing mill

P

Public utility yard

C

C

C

P

Railroad yard or shop

C

C

P

Recycling operation

C

Rendering plant

C

Research activities

P

C

Sand or gravel yard

C

P

Sanitary landfill

C

C

Stockyard, slaughterhouse; meatpacking

C

Terminal yard, trucking

C

P

Truck and equipment repair and sales (heavy)

C

C

C

C

P

Warehousing, wholesaling plant

P

C

P

Wood processing plant

P

Public/semipublic:

Golf course and related services

C

C

C

C

C

P

P

P

P

P

C

Government building, offices

P

P

P

P

P

P

P

P

P

Library

C

C

P

P

P

P

P

C

Museum

C

C

P

P

P

P

P

C

Park and recreation facilities

C

C

C

C

C

C

C

P

P

C

Parking lot, parking garage, government

P

P

P

P

P

P

P

P

Portable classroom

C

C

C

C

C

C

C

C

C

P

C

Public service facilities

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

C

School, public or private

C

C

C

C

C

C

C

C

C

P

C

 

(Ord. 699, 5-28-2013; amd. Ord. 672, 12-10-2013; Ord. 720, 6-24-2014; Ord. 733, 6-23-2015; Ord. 756, 8-23-2016; Ord. 792, 6-26-2018; Ord. 809, 4-9-2019; Ord. 820, 12-10-2019; Ord. 824, 3-10-2020; Ord. 826, 7-28-2020; Ord. 827, 10-22-2020; Ord. 858, 10-26-2021; Ord. 868, 8-8-2022)