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Page Five THE ZONING REPORT provide incentives for restoration and preser- vation of building facades and site ambience through adaptive reuse regulations that relax other zoning constraints. Overlays for business areas are accomplished by special design review districts that require review of all proposals for development in the overlay district to accomplish or retain some specially described ambience or character. De- sign standards, which are usually quite broad and generalized, seek to coordinate a few as- pects of building bulk and facade treatment in the overlay area, such as height, plazas, ar- cades, skywalks, and generalized finish, color or texture of building facades. The developer submits building elevations and a site plan con- forming to standards of design of the overlay district. Common use of these overlay districts are for areas surrounding the state capitol build- ing, adjoining major historic sites, along river- fronts with special character, for entertain- ment districts, for established shopping areas of local high quality and for special design themes such as an Old West district. Sample text We divide the sample text into two parts: (I), generaI provisions for deriving zones; and (2), purpose and intent of various types of business zones. General provisions for deriving zones [Standards for deriving zone district purposes]: "Sec. 4-2-4. Zone district character. "(a) Uses are allowed or permitted in a zone district on the basis of the character of a par- ticular zone, the degree of compatibility be- tween a use and that character, the desirabili- ty for proximity between uses, and the potenti- al impact of a particular use on the intended character of a zone (as described for each zone district . . .) and other allowed or permit- ted uses within that zone. "(1) A use within a zone is designated "A" (allowed) [by right in the use list table] when the use is determined to be completely in char- acter with the intent of a particular zone dis- trict, compatible with other allowed uses, and where no adverse impacts are anticipated on other uses permitted within that zone. Allowed uses are subject to the requirements of that zone . , . "(2) A use which is desirable in terms of proximity to the allowed uses within a particu- lar zone district, if appropriately located and designed to provide similar architectural fea- tures and aesthetic treatment of exterior spa- ces resulting in compatibility with the allowed uses permitted within that zone, shah be a preapproved use Ia by-right use subject to qualifications for compatibility as approved in site plan review] which requires a special ("S" [on use table matrix]) review and development/ performance approval when located within the zone, and which is subject to the requirements of that zone . . . "(3) A use which may be of a different char- acter from the intent of a particular zone dis- trict, has-different architectural or aesthetic features, or performs in a different manner which may create undesirable impacts on the allowed and special uses permitted within that zone, but which may be very desirable in terms of proximity to these uses or locations within the community as a whole, shall be con- sidered a conditional ("C") use within the zone district subject to requirements, review, a pub- lic hearing, and approval." [Durango CO] "Purpose [of business districts in general]: "The Business Districts set forth herein are established to protect public health, to pro- mote public safety, comfort, convenience, and the general welfare, and to protect the econ- omic base of the Village and the value of prop- arty.. These general purposes include, among others, the following specific objectives: "1. To promote the most desirable use of land in accordance with a 'well considered plan so that adequate space is provided in appropriate October 21, 1994 Issue