A. Conformance with the Comprehensive Plan
The "Zoning Matrix", as this section of the Comprehensive Plan is commonly referred to, provides guidance for codes and ordinances relating to the physical environment; specifically, the relationship of zoning to the Comprehensive Plan. As the Comprehensive Plan is the fundamental development policy for the metropolitan area, other plans, codes, ordinances and regulations should be in accordance with policies expressed in the Plan.
The Zoning Code, in particular, has as a purpose the promotion of the development of the community in accordance with the Comprehensive Plan. A rezoning is in accordance with the Plan if the type and intensity of land use permitted by the ordinance is compatible with the goals, objectives, principles and policies specified in the Plan. Provisions of the ordinance should not be in contradiction with the intent of the Plan and should not preclude implementation of the Plan.
The Comprehensive Plan shall be considered in making zoning or rezoning decisions. The Plan establishes, at a general level, appropriate locations for different intensities of land use with due regard to compatibility, topography, environmental considerations, traffic generation and other factors. The zoning decision-making process requires specific consideration of the compatibility of land use and environmental characteristics of a proposed use with surrounding areas. Thus, zoning decisions include consideration of the general factors embraced in the Comprehensive Plan, and the individual examination of such conditions as they relate to an individual parcel of land for which rezoning is requested.
B. District Plan Map Categories
The District Plan Map expresses graphically policies which guide the intensity of land use. The relationship between the intensity of land use categories shown on the Plan Map and zoning districts is demonstrated in the table at the end of this Appendix. This table lists all of the basic zoning districts and indicates to what degree each district may be considered as being in accordance with each of the Plan Map's land use categories. Three degrees of relationship have been established:
Zoning District and Plan Map category are not in accordance.
Zoning District and Plan Map category are in accordance.
Zoning District and Plan Map category may be found to be in accordance under
certain circumstances.
By way of illustration, the following examples should be noted:
1. An existing zoning district or a rezoning request which, if implemented, would prevent the achievement of the objectives shown for the area by the Comprehensive Plan; i.e., if the Plan Map category for an area is Low Intensity, a proposal to rezone the area to a moderate industrial district (IM) would not be in accordance with the Comprehensive Plan.
2. An existing zoning district or a rezoning request which, if implemented, would directly contribute to achieving the objective established for the area by the Comprehensive Plan would clearly be in accordance with the Plan; i.e., if the Plan category for an area is Low Intensity-Residential, a proposal to rezone the area to a single-family (RS-3) district would be in accordance with the Comprehensive Plan.
3. If the existing zoning district or a rezoning request neither contributes to nor prevents the achievement of the planned use, then it must be determined whether the proposed land use, if implemented, would be compatible with the development of the surrounding area in the manner contemplated by the Comprehensive Plan; i.e., if the Plan Map category for an area is Low Intensity, a proposal to rezone a portion thereof for multifamily use would be in accordance with the Plan if the multifamily use contemplated was of a density and type that would be compatible with surrounding uses. The zoning district RM-0 used as a transition between the low intensity area and adjacent higher intensity areas would be an example of a multifamily district in accordance with the Low Intensity Plan category. The same zoning district contemplated for a large area in the center of a low density residential neighborhood would not be in accordance with the Low Intensity Plan Map category.
The table shows the intent of the Plan's policies, but cannot be relied upon as the only basis for making decisions on rezoning applications. The intensity of land use categories shown on the District Plan Map should not be interpreted as a zoning map. Existing zoning will continue to operate, and rezoning cannot be claimed within various categories by right. It should also be recognized that the Official Zoning Map can properly vary from the District Plan Map in that the Official Zoning Map recognizes short-range conditions, and the Official Zoning Map is more detailed and precise than the District Plan Map. Furthermore, at the time of adoption of the District Plan, certain zoned parcels that are not in accord with the Plan may be of such size, nature or location that their existence should be recognized by zoning that is also not in accord with the District Plan Map categories.
C. Amendment of the Comprehensive Plan
1. Conflicts with the Comprehensive Plan:
The effectiveness of the Comprehensive Plan will depend on maintaining the
interrelationship between the Plan and implementation techniques. In cases where proposed
development plans, codes, ordinances or regulations are not in accordance with the
Comprehensive Plan, the conflicts should be eliminated through a change in the rezoning
proposals or through amendments to the Plan. It is recognized that there will be times
when it may be desirable to take action not in accordance with the Comprehensive Plan. A
decision of the appropriate body, board, or officials which is not in accordance with the
Plan shall be considered as an action necessitating consideration of an amendment to the
Comprehensive Plan.
2. Keeping the Comprehensive Plan Current:
It should be clearly recognized that the Comprehensive Plan needs constant analysis,
evaluation and amendment in order to ensure that policies expressly prepared at one time
will be changed as social and economic conditions are altered. Besides this process of
ongoing change, the Planning Commission will need to annually review the policies
expressed in the Comprehensive Plan to ensure that they are consistent with the social,
economic and physical conditions of the metropolitan area and the goals and aspirations of
the citizens.
D. Policy on Zoning Map Amendments
It is the official policy that in consideration of proposed amendments to the Zoning Code that amendments will be adopted to recognize changes in the Comprehensive Plan, to correct error, or to recognize changed or changing conditions in a particular area or in the jurisdictional area generally.
ZONING MATRIX: ILLUSTRATING DISTRICT PLAN MAP CATEGORIES
RELATIONSHIP TO ZONING DISTRICTS
| CATEGORIES | ZONING DISTRICTS | |||||||||||||||||||||||||||
| AG | AGR | RE | RS1 | RS2 | RS3 | RS4 | RD | RT | RMO | RM1 | RM2 | RM3 | RMH | PK | OL | OM | OMH | OH | CS | CG | CH | CO | CBD | SR | IL | IM | IH | |
| LOW INTENSITY* | X | X | X | X | X | X | X | O | O | O | O | -- | -- | O | O | O | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- |
| LOW -- RESIDENTIAL | X | X | X | X | X | X | X | O | O | O | O | -- | -- | O | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- |
| LOW -- CORRIDOR | X | X | X | X | X | X | X | O | O | O | O | -- | -- | O | O | O | -- | -- | -- | -- | -- | -- | X | -- | -- | -- | -- | -- |
| MEDIUM INTENSITY* | X | X | X | X | X | X | X | X | X | X | X | X | -- | X | X | X | X | O | -- | X | O | -- | -- | -- | O | O | -- | -- |
| MEDIUM -- RESIDENTIAL | X | X | X | X | X | X | X | X | X | X | X | X | -- | X | O | O | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- |
| MEDIUM -- OFFICE | X | X | X | X | X | X | X | X | X | X | X | X | -- | X | X | X | X | O | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- |
| MEDIUM -- COMMERICAL | X | X | X | X | X | X | X | X | X | X | X | X | -- | X | X | X | X | O | -- | X | O | -- | -- | -- | -- | -- | -- | -- |
| MEDIUM -- INDUSTRIAL | X | X | X | X | X | X | X | X | X | X | X | X | -- | X | X | X | X | O | -- | X | O | -- | -- | -- | X | X | -- | -- |
| MEDIUM -- CORRIDOR | X | X | X | X | X | X | X | X | X | X | X | X | -- | X | X | X | X | O | -- | X | O | -- | X | -- | O | O | -- | -- |
| HIGH INTENSITY * | X | X | X | X | X | X | X | X | X | X | X | X | O | X | X | X | X | X | O | X | O | O | -- | O | O | O | O | O |
| HIGH -- RESIDENTIAL | X | X | X | X | X | X | X | X | X | X | X | X | O | X | X | O | O | O | -- | X | -- | -- | -- | -- | O | O | -- | -- |
| HIGH -- OFFICE | X | X | X | X | X | X | X | X | X | X | X | X | O | X | X | X | X | X | O | X | -- | -- | -- | -- | O | O | -- | -- |
| HIGH -- COMMERICAL | X | X | X | X | X | X | X | X | X | X | X | X | O | X | X | X | X | X | O | X | X | O | -- | O | O | O | -- | -- |
| HIGH -- INDUSTRIAL | X | X | X | X | X | X | X | X | X | X | X | X | O | X | X | X | X | X | O | X | O | O | -- | O | X | X | X | O |
| HIGH -- CORRIDOR | X | X | X | X | X | X | X | X | X | X | X | X | O | X | X | X | X | X | O | X | O | O | X | O | O | O | O | O |
| SPECIAL DISTRICT | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O |
| LINEAR DEVELOPMENT AREA | ||||||||||||||||||||||||||||
| LOW -- INTENSITY * | X | X | X | X | X | X | X | O | O | O | O | -- | -- | -- | O | O | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- |
| MEDIUM -- INTENSITY * | X | X | X | X | X | X | X | X | X | X | X | X | -- | X | X | X | X | O | -- | X | -- | O | -- | -- | -- | -- | -- | -- |
| PUBLIC | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O | O |
| AGRICULTURAL | X | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- |
* = NO SPECIFIC LAND USE
X = ZONING DISTRICT & PLAN CATEGORY ARE IN ACCORDANCE
O = ZONING DISTRICT & PLAN CATEGORY MAY BE FOUND IN ACCORDANCE
-- = ZONING DISTRICT & PLAN CATEGORY ARE NOT IN ACCORDANCE
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