The overlay districts established in this chapter are designed to supplement the land use and development standards of the underlying base zone. Overlay districts recognize the distinctive characteristics or special considerations needed for specific land areas, in order to meet the objective or goals of the General Plan. Boundaries may be based on historic preservation, scenic or visual characteristics, environmental constraints or properties, or social, cultural or civic purposes. Four distinct districts are described within the text of this chapter and indicated by symbol on the Zoning Map:
A. 
Downtown Historic Overlay District.
B. 
Scenic Corridor Overlay District.
C. 
Mineral Resource Protection Overlay District.
D. 
High Density Overlay District.
(Ord. 2014-01 § 1; Ord. 2015-03 § 1)
A. 
Purpose. The Downtown Historic Overlay District (DH) was established to help fulfill the City's goal of creating and maintaining the historic village character of the center of Plymouth, by encouraging the preservation of architectural features built between 1840-1930, and by ensuring that new development is compatible and in keeping with it.
B. 
Downtown Historic District Overlay. The boundaries of this zone include all lots bordering the north and south sides of Main Street, from Empire Street to Highway 49, and other sites as indicated by the Plymouth Zoning District Map.
C. 
Allowed Uses. All uses allowed in the underlying zone are allowed in the DH.
D. 
Development Standards. The majority of land in the Downtown Historic Overlay District is within the Village Commercial Zoning District, and all development standards and design guidelines apply. Design Review is required (Chapter 19.18).
(Ord. 2014-01 § 1)
A. 
Purpose. The Highway Scenic Corridor Overlay District (HSC) is in place to preserve and enhance the visual qualities of Highway 49 and retain the City's historic rural image along this scenic State highway corridor.
B. 
Scenic Corridor District Overlay. The boundaries of the Scenic Corridor include all lots or parcels that are adjacent to or front on State Highway 49 and Shenandoah Road (east of Highway 49) within the City of Plymouth Planning Area boundaries and SOI.
C. 
Allowed Uses. All uses allowed in the underlying zones are permitted.
D. 
Development Standards. All development in this district is subject to Design Review (Chapter 19.18).
(Ord. 2014-01 § 1)
A. 
Purpose. The Mineral Resource Protection Overlay District (MRP) is in place to ensure the protection and extraction of mineral resources in the City, while minimizing environmental degradation and compatibility with neighboring residential uses. While the City values the potential mineral resources that may be available, current environmental and geologic assessments indicate that the highest and best use of this area of land is best served in the base zones currently applied to the area.
B. 
Characteristics. This district has the unique property of being a floating zone. This means that unless a property owner applies for this zone, the base zone is in place. The MRP District indicated on the zoning map may be applied for by an applicant via Conditional Use Permit. The parcel or lot in the application must possess or have a direct relationship with the mineral resource activity being requested.
C. 
Allowed Uses. When applied, all uses in this overlay district can only be established by Conditional Use Permit and the only activities permitted are extraction, exploration, wells, pumps, separators, field storage tanks, quarrying, and rock crushing and processing of materials associated directly with the specific properties of the site on which these activities occur. These uses are considered very industrial in nature and the application of this zone is only permitted if the activities proposed cannot occur anywhere else because of the unique properties of the site, i.e., a mineral resource located on the parcel or lot.
D. 
Development Standards. Industrial/Business Park Zone standards shall generally apply, as well as all State and Federal environmental regulations. Additional requirements may be imposed based on environmental impact to the City and the applicant's nearest neighbors.
(Ord. 2014-01 § 1)
A. 
Purpose. The High Density Residential Overlay District (HOR) was established to help fulfill the City's requirement to provide adequate land for affordable housing as described in program H-9 in the 2014 Housing Element.
B. 
Application. The HOR District is a floating zone that may be applied to properties that are located in the Village Residential Zoning District. State law requires that the HOR District be applied to one parcel that measures at least 1.63 acres, or two or more parcels that individually measure at least one acre.
C. 
Maximum Density. The HOR District permits a maximum density of 21 units per acre.
D. 
Minimum Density and Residential Use Requirement. A portion of each parcel located in the HOR District is required to develop at a minimum density of 16 units per acre. Within this area, residential uses must occupy at least 50% of the total project floor area.
1. 
If the HOR District is applied to a single parcel, at least 1.63 acres of the parcel must meet this requirement.
2. 
If the HOR District is applied to two or more parcels, at least one acre of each parcel must meet this requirement.
E. 
Review of Residential Uses. Residential uses are permitted without discretionary review.
(Ord. 2015-03 § 1)