CHAPTER 1129
U-8 Industrial and Office Mixed-Use District
U-8 Industrial and Office Mixed-Use District
1129.01 Purpose and intent.
1129.02 Permitted uses.
1129.03 Area, yard and height regulations.
1129.04 Special redevelopment overlay provisions.
1129.05 Off-street parking and loading facilities.
1129.06 Site lighting.
1129.07 Performance standards.
1129.08 Site development plans.
CROSS REFERENCES
Districts established - see P. & Z. 1111.01
Classification of uses - see P. & Z. 1111.02
Lot requirements for issuance of building permit - see
P. & Z. 1143.04
Building lines - see P. & Z. 1145.02
Certificates of occupancy - see BLDG. Ch. 1313
1129.01 PURPOSE AND INTENT.
It is the intent of this Chapter (Class U-8 District) to provide for and encourage the reuse and redevelopment of the existing industrial park as a high-density mixed-use development District in order to create jobs and to enhance the tax base of the City. These regulations are intended to provide for the integration of basic industrial and manufacturing uses with office, service, and limited retail uses into a cohesive employment center.
(Ord. 2018-94. Passed 10-21-19.)
1129.02 PERMITTED USES.
(a) Buildings and Uses to Conform. Building and land in the Class U-8 District shall be used and buildings shall be designed, altered, moved or intended only for the uses specifically designated as Class U-8 uses in Section 1111.02, except that other similar, harmonious and compatible uses may be permitted, provided the Commission determines and Council confirms that they conform to the above statement of intent and are similar as to their effect upon surrounding uses, and with regard to hours of operation and amount of traffic generated. The Commission and Council may attach such conditions, stipulations, or requirements to the approval of such similar uses as deemed necessary to insure their compatibility, mitigate potential impacts, and otherwise carry out the spirit and intent of this Code.
(b) Accessory Uses. Accessory uses customarily incident to the main uses listed in Section 1111.02 shall be permitted, provided that such uses are planned and developed in conjunction with the main building. Such accessory uses may include:
(1) Lunchrooms.
(2) Parking garages, off-street parking lots, and loading areas.
(3) Wireless telecommunications facilities subject to the following provisions:
A. Wireless telecommunications facilities shall only be permitted as an accessory use provided such facilities are located on the roof of the building containing the principal permitted use. Antennas may be mounted on the walls of a penthouse, except where the exterior wall of the penthouse is flush with the exterior wall of the building. Antennas, other than dipole or omni-directional antennas, which are mounted on a penthouse shall not extend above the penthouse and shall be screened with panels or other screening devices designed to match appearance of the penthouse wall and reduce visibility.
B. Wireless telecommunications antennas, including dipole antennas over two inches (2") in diameter, and support structures mounted directly on the roof shall not extend higher than twenty feet (20') above the roof and shall be setback from the parapet or roof edge a minimum of one foot (1') for each one foot (1') in elevation above the top of the parapet. Dipole antennas which are two inches (2") or less in diameter may be attached to the rear (inside) of the parapet wall provided such antennas do not extend more than three feet (3') above the top of said parapet wall. All such antennas shall be colored to minimize visibility.
C. Roof mounted wireless telecommunications facilities shall be designed to withstand wind loads of ninety (90) miles per hour.
D. Where wireless telecommunications facilities already exist, the applicant shall provide assurances that the proposed facilities will not interfere with the reception or transmission of signals by the existing equipment.
E. Equipment cabinets, switching equipment, cables, and other devices associated with wireless telecommunications facilities which are located on roofs shall be screened from view from the public right-of-way.
F. A building permit shall be required for the installation of each wireless communications facility. The building permit fee for wireless communications facilities shall be as set forth in Section 1329.03.
G. The Building Commissioner may, where it is determined that proposed wireless telecommunications facilities comply with all of the criteria set forth herein, issue a permit for the installation of such facilities without referral to the Commission, otherwise applications for wireless telecommunications facilities shall be referred to the Commission for consideration.
(4) Maintenance of fleet vehicles provided that:
A. Vehicle repair and maintenance shall be limited to minor repair services such as tune-ups, oil filter changes, tire changes, brake service, and vehicle inspections.
B. Repair and maintenance operations shall be restricted to fleet vehicles owned by the occupant or tenant only and no repair work shall be performed on vehicles belonging to any entity or individual other than the occupant or tenant.
C. All repair and maintenance work shall be performed solely and entirely within an enclosed building.
D. No major repair work, such as engine or transmission overhauls, and no bodywork or painting shall be performed.
(5) Car washes provided that no washing or detailing services are conducted outside of the building.
(c) Special Redevelopment Overlay Uses. On parcels or land where the buildings existing on the effective date of this chapter are removed or demolished, and where the property owner redevelops the site with new facilities under the provisions of Section 1129.04, such redevelopment may include retail stores as part of a mixed-use development, provided, however, that such retail uses shall not exceed fifty percent (50%) of the gross floor area of the development.
(Ord. 2018-94. Passed 10-21-19.)
1129.03 AREA, YARD AND HEIGHT REGULATIONS.
Buildings in existence prior to the effective date of this chapter shall comply with the following regulations regarding area, yards, and heights:
(a) Area Regulations. The area of a lot occupied by a main use shall be a minimum of one acre with a minimum frontage of one hundred fifty feet (150'). The ground area occupied by all buildings shall not exceed forty percent (40%) of the total lot area. Not less than five percent (5%) of the total land area, exclusive of the required side yards, shall be developed as lawn or landscaped areas and shall be maintained in an orderly state.
(b) Yard Regulations. Yards and building setbacks shall be maintained in accordance with the following provisions:
(1) Front Yards. A front yard of not less than seventy-five feet (75') in depth shall be required for parcels or lots of less than two (2) acres in area. Parcels containing two (2) acres or more shall provide a front yard of not less than one hundred feet (100') in depth.
(2) Side Yards. Each parcel or lot of less than two (2) acres in area shall have combined side yard widths of not less than fifty feet (50'), and no individual side yard shall be less than ten (10) feet in width. Parcels of two (2) or more acres shall have combined side yard widths of not less than eighty feet (80'), and no individual side yard shall be less than twenty feet (20') in width. Where adjoining a residential district or a public street, the side yard adjacent to such residential district or public street shall be not less than fifty feet (50') in width.
(3) Rear Yards. Each parcel or lot shall have a rear yard of not less than forty feet (40') in depth. Where adjoining a residential district, the depth of the rear yard shall be not less than fifty feet (50').
(4) Buffers and Screening. Commission may require the installation of a fence, wall, hedge or other suitable screening or planting in order to create a buffer area where a residential district adjoins or abuts a rear or side yard of this classification.
(5) Use of Yards for Parking and Loading. Accessory off-street parking in a required front yard shall be permitted no closer than eleven feet from the street right-of-way line. Accessory off-street parking shall be permitted in a required side or rear yard but located not less than three feet (3') from a side lot line and thirty feet (30') from a residential district line. Accessory off-street loading shall be permitted in a required side or rear yard but located not less than five feet (5') from a side lot line and fifty feet (50') from a residential district line.
(6) Landscaping. All portions of required yards in which no off-street parking or loading spaces are permitted shall be developed as lawn or landscaped areas and shall be maintained in an orderly condition.
(c) Height Regulations. Buildings shall not exceed a maximum of forty-two feet (42') in height, exclusive of towers, cornices or similar decorative features.
(Ord. 2018-94. Passed 10-21-19.)
1129.04 SPECIAL REDEVELOPMENT OVERLAY PROVISIONS.
On parcels or land where the buildings existing on the effective date of this chapter are removed or demolished and the property owner redevelops the site with new facilities, such redevelopment shall comply with the following special Redevelopment Overlay provisions:
(a) Area Regulations. The minimum area necessary to qualify as a Redevelopment Overlay project shall be two acres with a minimum frontage of one hundred fifty feet (150')
(b) Yard Regulations. Yards, building setbacks, parking setbacks, and requirements for landscaping for Redevelopment Overlay projects shall be as approved by Commission as part of the approved final Site Development Plan, provided, however, that no building or parking area shall be located closer than thirty feet (30') from a residential district boundary line. All yards shall be landscaped and maintained in accordance with an approved landscape plan.
(c) Height Regulations. Redevelopment Overlay buildings shall not exceed a maximum of six (6) stories and ninety feet (90') in height.
(Ord. 2018-94. Passed 10-21-19.)
1129.05 OFF-STREET PARKING AND LOADING FACILITIES.
Off-street parking and loading facilities shall be provided in conformance with the provisions of Chapter 1144.
(Ord. 2018-94. Passed 10-21-19.)
1129.06 SITE LIGHTING.
Light poles shall not extend more than thirty feet (30') in height above the finished grade of the parking area or walkway.
(Ord. 2018-94. Passed 10-21-19.)
1129.07 PERFORMANCE STANDARDS.
(a) Enclosed Buildings. All permitted main and accessory uses shall be conducted wholly within enclosed buildings, including storage of all mobile equipment. However parking of cargo carriers in the process of loading or unloading and in required off-street loading spaces shall be permitted for a period not to exceed twenty-four (24) hours.
(b) Fire and Explosive Hazards. The storage, handling and use of flammable or explosive materials shall be permitted only in structures having incombustible exterior walls. All activities concerned with flammable or explosive materials shall be provided with adequate safety and protective devices against hazards of fire and explosion as well as with adequate fire-fighting and suppression equipment and devices standard to the operation involved. All buildings shall be accessible to fire-fighting equipment and shall be in compliance with Part Fifteen the Fire Prevention Code.
(c) Waste Materials. Liquid wastes other than storm water shall be discharged into the sanitary sewer system. A separate storm sewer system shall be provided to receive storm water. No wastes shall be discharged into any sewer system which is inimical to sewage treatment, nor shall any waste which is deleterious to the sewerage system or the sewage treatment process be discharged into any sewer system. Solid wastes shall be stored in buildings.
(d) Toxic or Noxious Matter. Emission of toxic, noxious or corrosive fumes or gases, which would be demonstrably injurious to property, vegetation, animals or human health, shall not be permitted. Radioactive or electrical disturbances, which adversely affect any equipment at or beyond the boundaries of the lot, shall not be created.
(Ord. 2018-94. Passed 10-21-19.)
1129.08 SITE DEVELOPMENT PLANS.
Preliminary and final Site Development Plans are required and shall be prepared for all proposed developments in a Class U-8 District. Site Development Plans shall be submitted to the Commission in accordance with the provisions of Chapter 1108.
(Ord. 2018-94. Passed 10-21-19.)