19.04.09 Purpose and Intent of Non-Residential and Mixed Use Zones

1. Neighborhood Commercial (NC). The Neighborhood Commercial Land Use Zone is intended to create, preserve, and enhance areas of retail establishments serving frequently recurring needs for goods and services in convenient locations to neighborhoods. This commercial zone is typically appropriate to small shopping clusters or integrated shopping centers in developments of one to three acres, but not greater than five, within, or convenient to, residential neighborhoods. Facilities should be oriented to serve residents’ commercial service needs, to strengthen neighborhood interaction and neighborhood character, to minimize the need for automobile trips and to make commercial services more readily available to residents of adjacent neighborhoods. a. Improvements such as trails, seating and lighting that would help create gathering spaces and promote pedestrian activity are expected, where appropriate, and may be considered an essential part of developments in the Neighborhood Commercial Zone. Developments in the Neighborhood Commercial Zone shall also be characterized by increased landscaping and architectural compatibility with the surrounding neighborhood. 2. Community Commercial (CC). The purpose of the Community Commercial Zone is to allow for medium size commercial developments, near residential neighborhoods, with establishments that will serve the nearby community. Improvements such as trails, seating, and lighting that would help create gathering spaces and promote pedestrian activity are expected in the Community Commercial zone. 3. Regional Commercial (RC). The purpose of the Regional Commercial Land Use Zone is to allow, in appropriate areas, commercial businesses and shopping centers of a scale that will serve neighborhood, community-wide, and regional shopping needs. These regulations should preserve the existing quality and livability of the City while still assuring maximum efficiency of traffic circulation and convenience. 4. Heavy Commercial (HC). The purposes of the Heavy Commercial Land Use Zone is to allow, in appropriate areas, buildings designed for office, retail, recreation, and warehouse/flex businesses, as well as other compatible uses. This zone supports opportunities for commercial uses that also need warehouse space. 5. Mixed Use (MU). a. The purpose of the Mixed Use Land Use Zone is to allow for the establishment of medium density residential neighborhoods mixed with commercial properties. Developments in the Mixed Use zone shall be designed so as to integrate the residential and commercial components into one harmonious development and to be compatible with the existing or anticipated uses on the surrounding properties. b. The goal of the MU zone is to accomplish a mix of residential, commercial, and professional office use in the Mixed Use Zone. The City will review proposals on an individual basis in determining an acceptable ratio for the residential and commercial components. c. This land use zone recognizes that in order for the City to be a well-rounded community, many different housing styles, types and sizes should be permitted. Residential densities in this zone shall not exceed fourteen units per acre for the portion of the project devoted to the residential use. 6. Office Warehouse (OW). The purpose of the Office Warehouse Land Use Zone is to allow for large lot warehouse and select office development in appropriate locations. Development under these regulations should provide for certain types of offices, commercial, and warehouse and shipping operations in an industrial setting characterized by large buffer strips, open space and landscaping requirements, and quality site development standards. Discontinuation of Office Warehouse Zone a. Effective December 7, 2021 (“effective date”), the Office Warehouse Zone shall be discontinued, except for vested properties as described below. b. This Chapter and all development standards shall remain a part of the Land Development Code solely for the purpose of governing properties that have vested rights to develop in the OW Zone. Such vested properties shall only include: i. properties granted the OW Zone in a development agreement that has not expired; ii. properties zoned OW with a final plat that was recorded prior to the effective date; or iii. properties zoned OW with existing development prior to the effective date. c. Site Plan applications for properties with vested rights under this subsection shall conform to the concept layout that was reviewed during the rezone process in regard to building footprint(s). The building footprint(s) shall not exceed that shown on the concept plans proposed at the time the OW zone was approved. d. City Staff is directed to remove the OW Zone, in accordance with state law, from the official Zoning Map except for those properties listed as vested. Also, if a development agreement expires and the property owner has not recorded a plat on all or a portion of his or her property, the City Council will rezone the property to remove the OW Zone 7. Industrial (I). The purpose of the Industrial Land Use Zone is to allow for large lot industrial and manufacturing development in appropriate locations. Development under these regulations should provide for certain types of offices, commercial and industrial operations in a business park setting characterized by large buffer strips, open space and landscaping requirements, and quality site development standards. 8. Light Industrial (LI). The purpose of the Light Industrial Land Use Zone is to allow for light industrial and light manufacturing development in appropriate locations. Development under these regulations should provide for certain types of offices, commercial and light industrial operations in a light industrial business park setting. This zone supports opportunities for uses engaged in light manufacturing, predominantly from previously prepared materials, of finished products or parts, and may include processing, fabrication, assembly, treatment, packaging, incidental storage, sales, or distribution of such products 9. Business Park (BP). The purpose of the Business Park (BP) Land Use Zone is to allow for certain land uses that require large tracts of land in appropriate locations. Development under these regulations should provide for office space, light manufacturing (subject to location restrictions as determined during Site Plan review), and commercial operations in a business park campus-type setting characterized by large buffer strips, open spaces, landscaping, and quality site development standards. Ancillary uses and edge uses may not exceed 20 percent of the building area within a Master Development Plan contained in a Master Development Agreement. Certain land uses have been identified as either ancillary uses or edge uses only. 10. Institutional/Civic (IC). The purpose of the Institutional/Civic (IC) Land Use Zone is to allow for public or quasi-public land uses. Development under these regulations should provide for university or college campuses as well as traditional schools, libraries, hospitals, public buildings or facilities, and other land uses that provide essential services to the general public, as well as some limited and ancillary commercial uses to benefit the public use of certain facilites. 11. Public School Bus Lot (PSBL). The purpose of the Public School Bus Lot (PSBL) Land Use Zone is to allow for a specific land area used for the storage or layover of public school buses or motor coaches. Development under these regulations may only provide for a bus lot, administrative office space, maintenance facilities, fueling stations, or other accessory uses associated with a public school district in a specific setting. Such development is characterized by large buffer strips, open spaces, landscaping, and quality site development standards.