MARION'S FUTURE LAND USE PLAN provides a context that guides logical decisions which implement the overall principles of the plan. The Land Use Plan establishes categories of land uses, which are then located in various areas of the map (See bottom of page). This section presents and defines the various categories proposed in the plan, and establishes criteria for their application.

Urban Reserve

• Generally in agricultural or open space use.
• Areas may be in the path of future urban development after the planning horizon contained in this plan.
• Very low density residential uses may be located in the area.
• These areas should be reserved for long-term urban development.
• Primary uses through the planning period will remain agricultural.
• Any interim large lot residential development should avoid obstructions to future urban development.

Conservation Development District

• Restrictive land uses, emphasizing housing and open space.
• Civic uses may be allowed with special use permission.
• Applies to wooded and hilly areas, generally between Highway 100 and 30th Street Drive/Lakeside Drive.
• Development regulations should promote reservation of common open space and design of projects to take best advantage of open space resources.
• Gross densities will generally be less than one unit per acre.

Large Lot Residential

• Restrictive land uses, emphasizing housing and open space.
• Civic uses may be allowed with special use permission.
• Includes area that have developed to low densities, but utilize conventional subdivision techniques.
• Applies to areas where conventional large lot subdivisions have been established.
• Gross densities will generally be less than one unit per acre.
• Includes area that have developed to low densities, but utilize conventional subdivision techniques.
• Applies to areas where conventional large lot subdivisions have been established.
• Gross densities will generally be less than one unit per acre.
• Typical zoning would be A-1.

Urban Residential

• Restrictive land uses, emphasizing housing.
• May incorporate a mix of housing types, including single-family detached, single-family attached, and townhouse uses.
• Civic uses are generally allowed, with special permission for higher intensity uses.
• Primary uses within residential growth centers.
• Should be insulated from adverse environmental effects, including noise, smell, air pollution, and light pollution.
• Should provide a framework of streets and open spaces.
• Typical densities range from 1 to 10 units per acre.
• Typical zoning would include R-1, R-2, R-3, R-4.

Mobile Homes (Manufactured Housing)

• Single-family, small lot settings with planned mobile home parks.
• Develop in projects with adequate size to provide full services.
• Tend to locate in complexes, but should include linkages to other aspects of the community.
• Typical maximum density is 6 units per acre.
• Proposals always require Planned Unit Developments.

Multi-Family/Low Intensity Mixed Use

• Allows multi-family development exceeding 10 units per acre, along with compatible civic uses.
• Allows integration of limited office and convenience commercial within primarily residential areas.
• Density varies depending upon building configuration.
• Locate at sites near major amenities or activity centers.
• Should be integrated into the fabric of nearby residential areas, while avoiding adverse traffic and visual impacts on low-density uses.
• Traffic should have direct access to collector or arterial streets to avoid overloading local streets.
• Requires Planned Unit Developments when developed near lower intensity uses or in mixed use developments.
• Attractive landscape and planning standards should be applied.
• Typical zoning would include R-5 and R-6.

Office/High-Intensity Mixed Use

• Allows major office and high-density multi-family development.
• May include limited commercial development, including lodging facilities.
• Most appropriate on the edge of residential areas or along major local highway corridors, including Highway 100.
• Appropriate category for planned office parks and for mixed use projects which combine living and working environments.
• Should avoid traffic and operational impacts on adjacent lower-density areas.
• Buffering may be required to reduce effects on other uses.
• Attractive landscape and planning standards should be applied.
• Efforts should be taken to cluster office buildings and pool parking areas.
• Normally requires Planned Unit Developments for mixed use or multi-building projects.
• Typical zoning would include R-5, R-6, O-1, and O-2.

Limited Commercial

• Includes a range of low-impact commercial uses, providing a variety of neighborhood services.
• Includes low to moderate building and impervious coverage.
• Should avoid a "four corners" configuration.
• Uses should be limited in terms of operational effects such as noise, odors, glare, and excessive traffic.
• Restrictive signage standards should be applied.
• Good pedestrian/bicycle connections should be provided into surrounding areas.
• The dominance of automobiles should be moderated by project design.
• Attractive landscape and planning standards should be applied.
• Typical zoning would include C-1.

Commercial

• Includes a variety of commercial uses.
• Includes larger buildings and parking facilities than in Limited Commercial uses.
• Should be located at intersections of arterials or other major streets.
• Negative effects on surrounding residential areas should be limited.
• Restrictive signage standards should be applied.
• Good pedestrian/bicycle connections should be provided into surrounding areas.
• Buffering from surrounding uses may be required.
• Attractive landscape and planning standards should be applied.
• Typical zoning would include C-3 and C-3P.

Central Corridor Mixed Use

• Mixture of residential, office, and commercial uses.
• Overlay or special design standards may apply to new projects.
• Provide improved landscaping along public rights-of-way.
• Coherent design themes are necessary to establish overall unity of the district.
• Public environment is very important.

Marion Center Mixed Use

• Traditional downtown district of Marion.
• Includes mix of uses, primarily commercial, office and upper level residential.
• Establishes mixed use pattern in the traditional city center.
• Recognizes current development patterns without permitting undesirable land uses.
• District may expand with development of appropriately designed adjacent projects.
• may include areas west of Downtown, including 8th Avenue, where a pattern of preservation and conversion of houses to non-residential uses has occurred.
• Zoning limited to C-2.

Civic

• Includes schools, churches, libraries, and other public facilities that act as centers of community activity.
• May be permitted in a number of different areas, including residential areas.
• Individual review of proposals requires an assessment of operating characteristics, project design, and traffic management.

Industrial

• Limited industrial provides for uses which do not generate noticeable external effects. Business parks may combine office and light industrial/research uses.
• General industrial provides for a range of industrial enterprises, including those with significant external effects.
• Limited industrial uses may be located near office and commercial areas.
• Strict control over signage, landscaping, and design is necessary for locations nearer to low intensity uses.
• Most proposed industrial locations in Marion Plan are relatively isolated from residential uses.
• Requires good access to arterial street system without using local residential streets.
• When possible, public utilities should be located in industrial areas.
• Zoning would include C-4, I-1, I-1P, and I-2.