# Zoning and Land Use

## Zoning Classifications

### Residential Zones
| Zone | Typical Use | Density |
|------|-------------|---------|
| R-1, RS | Single-family detached | 1-4 DU/acre |
| R-2, RD | Single-family, duplex | 4-8 DU/acre |
| R-3, RM | Multi-family low | 8-20 DU/acre |
| R-4, RH | Multi-family high | 20-50 DU/acre |
| MH | Mobile home | Varies |
| PUD | Planned unit development | Per plan |

### Commercial Zones
| Zone | Typical Use |
|------|-------------|
| C-1, CN | Neighborhood commercial |
| C-2, CC | Community commercial |
| C-3, CR | Regional commercial |
| C-4, CH | Highway commercial |
| CBD | Central business district |
| O | Office |
| OP | Office/professional |

### Industrial Zones
| Zone | Typical Use |
|------|-------------|
| I-1, IL | Light industrial |
| I-2, IG | General industrial |
| I-3, IH | Heavy industrial |
| IP | Industrial park |
| W | Warehouse |

### Special Zones
| Zone | Typical Use |
|------|-------------|
| A, AG | Agricultural |
| P | Public/institutional |
| OS | Open space |
| H | Historic |
| MU | Mixed-use |
| TOD | Transit-oriented development |
| PD | Planned development |

---

## Development Standards

### Setbacks
| Type | Description |
|------|-------------|
| Front | Distance from front property line |
| Side | Distance from side property line |
| Rear | Distance from rear property line |
| Corner | On corner lots, both frontages |
| Street side | Side yard abutting street |

### Typical Residential Setbacks
| Zone | Front | Side | Rear |
|------|-------|------|------|
| Single-family | 25' | 5'-10' | 20' |
| Townhouse | 15'-20' | 0'-5' | 15' |
| Multi-family | 25'-35' | 15'-25' | 25' |
| Waterfront | 25' | 10' | 25' (from seawall) |

### Typical Commercial Setbacks
| Zone | Front | Side | Rear |
|------|-------|------|------|
| Neighborhood | 15'-25' | 10' | 20' |
| General | 25'-50' | 15' | 25' |
| Industrial | 35'-50' | 25' | 25' |

### Height Limits
| Zone | Typical Limit |
|------|---------------|
| Single-family | 35' or 2.5 stories |
| Multi-family | 45'-75' |
| Commercial | 45'-unlimited |
| Industrial | 50'-75' |
| Airport overlay | Per FAA |
| Coastal | Often restricted |

---

## Density and Intensity

### Floor Area Ratio (FAR)
| Use | Typical FAR |
|-----|-------------|
| Single-family | 0.3-0.5 |
| Multi-family | 0.5-2.0 |
| Office | 0.5-3.0 |
| Retail | 0.25-0.5 |
| Industrial | 0.3-0.6 |
| CBD | 3.0-15.0 |

### Lot Coverage
| Zone | Maximum |
|------|---------|
| Single-family | 30-50% |
| Multi-family | 40-60% |
| Commercial | 60-80% |
| Industrial | 50-70% |

### Impervious Surface
| Zone | Maximum |
|------|---------|
| Single-family | 40-60% |
| Multi-family | 60-75% |
| Commercial | 70-85% |
| Industrial | 70-80% |

### Open Space Requirements
| Zone | Minimum |
|------|---------|
| Single-family | Per lot size |
| Multi-family | 20-30% of site |
| Commercial | 10-20% |
| PUD | 25-40% |

---

## Parking Requirements

### Residential Parking
| Use | Spaces Required |
|-----|-----------------|
| Single-family | 2 per unit |
| Townhouse | 2 per unit |
| Multi-family (1 BR) | 1.5 per unit |
| Multi-family (2 BR) | 1.75-2.0 per unit |
| Multi-family (3+ BR) | 2.0-2.5 per unit |
| Senior housing | 0.5-1.0 per unit |

### Commercial Parking
| Use | Spaces per 1,000 SF |
|-----|---------------------|
| Office | 3-4 |
| Retail | 4-5 |
| Restaurant | 10-15 |
| Medical office | 5-6 |
| Bank | 4-5 |
| Grocery | 5-6 |

### Industrial Parking
| Use | Spaces per 1,000 SF |
|-----|---------------------|
| Warehouse | 0.5-1.0 |
| Light industrial | 1.5-2.5 |
| Manufacturing | 1.5-2.0 |

### Parking Dimensions
| Type | Width | Length |
|------|-------|--------|
| Standard | 9' | 18' |
| Compact | 8' | 16' |
| Accessible | 8' + 5' aisle | 18' |
| Van accessible | 8' + 8' aisle | 18' |

### Aisle Widths
| Angle | One-way | Two-way |
|-------|---------|---------|
| 90° | 24' | 24' |
| 60° | 18' | 20' |
| 45° | 13' | 20' |
| Parallel | 12' | 20' |

---

## Special Regulations

### Overlay Districts
| Type | Purpose |
|------|---------|
| Historic | Preserve character |
| Flood | Manage flood risk |
| Coastal | Protect shoreline |
| Airport | Height restrictions |
| Design | Aesthetic standards |
| Conservation | Protect resources |

### Performance Standards
| Standard | Applies To |
|----------|------------|
| Noise limits | Industrial, commercial |
| Lighting | Parking, signage |
| Vibration | Industrial |
| Odor | Industrial, food processing |
| Traffic | Developments over threshold |

### Environmental Regulations
| Requirement | Trigger |
|-------------|---------|
| Stormwater management | Most development |
| Wetland buffer | Near wetlands |
| Tree preservation | Significant trees |
| Endangered species | Habitat present |
| Environmental review | Size threshold |

---

## Approval Processes

### By-Right Development
| Characteristic | Process |
|----------------|---------|
| Meets all standards | Staff approval |
| No variances | Building permit |
| Typical timeline | 2-4 weeks |

### Site Plan Review
| Trigger | Requirements |
|---------|--------------|
| Commercial development | Site plan |
| Multi-family | Site plan |
| PUD | Master plan |
| Size threshold | Traffic study |

### Conditional Use/Special Exception
| Purpose | Process |
|---------|---------|
| Uses permitted with conditions | Public hearing |
| May impose conditions | Board approval |
| Typical timeline | 2-4 months |

### Variance
| Type | Standard |
|------|----------|
| Dimensional | Setback, height, coverage |
| Use | Non-conforming use |
| Hardship required | Unique circumstance |
| Not self-created | Cannot be applicant's doing |

### Rezoning
| Process | Timeline |
|---------|----------|
| Application | Submit request |
| Staff review | 2-4 weeks |
| Planning commission | Public hearing |
| City/County commission | Final hearing |
| Total | 3-6 months |

---

## Site Planning Considerations

### Building Placement
| Factor | Consideration |
|--------|---------------|
| Setbacks | Meet minimum requirements |
| Solar orientation | Optimize energy |
| Views | Maximize desirable |
| Privacy | Buffer neighboring |
| Access | Fire, service, pedestrian |

### Circulation
| Element | Standard |
|---------|----------|
| Driveway width (residential) | 10'-20' |
| Driveway width (commercial) | 24'-30' |
| Fire lane | 20' minimum, 26' preferred |
| Loading zone | Per use |
| Pedestrian connection | To public way |

### Landscaping Requirements
| Type | Typical Requirement |
|------|---------------------|
| Street buffer | 10'-25' width |
| Perimeter | 5'-15' width |
| Parking lot | 1 tree per 10-15 spaces |
| Interior islands | Every 10-15 spaces |
| Foundation | Along building |

### Lighting Standards
| Requirement | Standard |
|-------------|----------|
| Maximum height | 25'-35' |
| Foot-candles (parking) | 1-5 FC |
| Cutoff | Full or semi |
| Spillover | 0.1-0.5 FC at property line |
| Hours | May be limited |

---

## Signage

### Sign Types
| Type | Description |
|------|-------------|
| Monument | Ground-mounted, low profile |
| Pole/Pylon | Tall, freestanding |
| Wall | Attached to building |
| Projecting | Perpendicular to wall |
| Canopy/Awning | On canopy structure |
| Window | Inside or on glass |
| Directional | Wayfinding, small |

### Typical Limits
| Use | Monument | Wall |
|-----|----------|------|
| Residential subdivision | 32 SF, 6' tall | N/A |
| Commercial (small) | 32-64 SF, 8' | 1 SF per LF frontage |
| Commercial (large) | 100-200 SF, 20' | 2 SF per LF frontage |
| Shopping center | 150-300 SF, 25' | Per tenant standards |

### Prohibited Signs
| Type | Reason |
|------|--------|
| Animated | Distraction |
| Flashing | Safety |
| Off-site (billboards) | Often prohibited |
| Roof signs | Aesthetics |
| Inflatable | Temporary only |

---

## Non-Conforming Uses

### Legal Non-Conforming
| Status | Description |
|--------|-------------|
| Grandfathered | Existed before zoning change |
| May continue | Current use permitted |
| Cannot expand | Except as allowed |
| May lose status | If abandoned |

### Expansion Rules
| Situation | Typical Rule |
|-----------|--------------|
| Minor expansion | 10-25% may be allowed |
| Major expansion | Usually prohibited |
| Damage/destruction | 50% rule common |
| Abandonment | 6-12 months typical |

### Amortization
| Concept | Description |
|---------|-------------|
| Purpose | Phase out non-conforming |
| Timeline | Varies by use |
| Compensation | May be required |
| Legal challenges | Common |

---

## Impact Fees

### Common Impact Fees
| Category | Purpose |
|----------|---------|
| Roads/Transportation | Traffic improvements |
| Water | System capacity |
| Sewer | Treatment capacity |
| Schools | New facilities |
| Parks | Recreation facilities |
| Fire/EMS | Equipment, stations |
| Police | Facilities |

### Fee Calculation
| Method | Description |
|--------|-------------|
| Per unit (residential) | Based on unit type |
| Per SF (commercial) | Based on building size |
| Per trip | Based on traffic generation |
| Tiered | Varies by location |

### Fee Timing
| When | Description |
|------|-------------|
| Platting | Some jurisdictions |
| Building permit | Most common |
| Certificate of occupancy | Some jurisdictions |
