The dimensional requirements for the industrial and research zones are stated in table 2D-2, located at the end of this section. The following subsections describe in more detail the regulations for each of the dimensional requirements listed in the table. Provisional uses and uses allowed by special exception may have specific dimensional requirements not specified in table 2D-2, located at the end of this section.
A. Minimum Lot Requirements:
1. Purpose: The minimum lot area and width requirements are intended to ensure that a lot is of a size, width, and frontage that is appropriate for the uses permitted in the subject zone and will ensure, in most cases, that the other site development standards of this title can be met.
2. Standards: Generally, the minimum lot area and width standards for the various industrial and research zones are stated in table 2D-2, located at the end of this section. The industrial zones do not have minimum lot size, width, or frontage requirements in order to provide opportunities for industrial businesses of all types and sizes to find appropriate locations within the city. The research zones have large minimum lot sizes in order to provide the opportunity for land intensive industrial/research firms to locate within the city, and, in the case of the ORP zone, to preserve a campus like setting.
3. Minimum Lot Sizes For Specific Land Uses:
a. Provisional uses and uses allowed by special exception may have specific lot size requirements not specified in table 2D-2, located at the end of this section. Approval criteria for these uses are addressed in chapter 4, article B, "Minor Modifications, Variances, Special Exceptions, And Provisional Uses", of this title.
b. If a minimum lot size is specified within a zone for a particular land use, whether permitted, provisional or a special exception, that use may not be established on a smaller lot, even if smaller lots are permitted in the subject base zone, except as permitted under chapter 4, article E, "Nonconforming Situations", of this title.
B. Minimum Setback Requirements:
1. Purpose: The minimum setback requirements are intended to:
a. Maintain light, air, separation for fire protection, and access for firefighting;
b. Provide opportunities for privacy between buildings;
c. Promote a reasonable physical relationship between buildings; and
d. Provide flexibility to site a building so that it is compatible with buildings in the vicinity.
2. General Setback Requirements: Generally, the minimum required setbacks for principal buildings in the industrial and research zones are stated in table 2D-2, located at the end of this section. The minimum setbacks for principal buildings create required setback areas within which principal buildings are not allowed, except for certain building features as specified in this subsection.
3. Specific Setback Requirements: The following provisions contain setback requirements for the industrial and research zones that apply in specific situations:
a. Side And Rear Setbacks: If a side or rear setback is provided where not required, the side or rear setback must be at least five feet (5'). Additional setbacks may apply if the property is in proximity to a residential zone. See subsection B3d of this section.
b. Lots With Multiple Frontages:
(1) On corner lots, no building, structure or planting, unless specifically exempted, may be located within the vision triangle, as set forth in chapter 5, article D, "Intersection Visibility Standards", of this title.
(2) If a lot fronting on two (2) or more streets is required to have a front setback, a minimum setback equal to the required front setback must be provided along all streets, and such setback will be considered a front setback for purposes of this title.
c. Lots With Multiple Buildings: The principal buildings on a lot must be separated by a horizontal distance of at least ten feet (10'). Proximity of building walls will be subject to all current building code fire protection requirements.
d. Lots In Proximity To Residential Zone: Where a side or rear lot line for a lot in an industrial zone abuts a residential zone, a setback at least equal to the required setback in the abutting residential zone must be provided along the residential zone boundary. In addition, any building containing an industrial use must be set back at least one hundred feet (100') from any residential zone boundary.
4. Building Features Permitted Within Required Setback Area: The following building features may extend into the required principal building setback area specified, subject to the conditions indicated, and provided that location of such a feature does not violate the provisions of chapter 5, article D, "Intersection Visibility Standards", of this title. The setback regulations for detached accessory structures and structures not considered part of the principal building are addressed in chapter 4, article C, "Accessory Uses And Buildings", of this title.
a. Awnings, uncovered balconies, bay windows, belt courses, buttresses, canopies, chimneys, cornices, sills, and other similar features that extend beyond the wall of a principal building may project up to six feet (6') into the required front or rear setbacks. Except for balconies, bay windows, and chimneys, all such projecting building features may extend up to three feet (3') into the required side setback. Balconies and bay windows may not extend into the required side setback. Chimneys may extend up to two feet (2') into the required side setback. Projections from the principal building must in all cases be at least two feet (2') from any side lot line.
b. Covered porches, covered decks, and covered patios that are attached to the principal building must comply with the principal building setbacks of the base zone. The standards for uncovered decks and patios are specified in chapter 4, article C, "Accessory Uses And Buildings", of this title. Covered porches, covered decks, and covered patios that are attached to an accessory building must comply with the standards for accessory buildings as specified in chapter 4, article C, "Accessory Uses And Buildings", of this title.
c. Fire escapes may extend into any setback, provided they do not extend more than three and one-half feet (31/2') into any side setback.
d. Stoops and wheelchair ramps that function as a means of access to the ground or first floor of a building may extend into the rear setback, up to eight feet (8') into the required front setback, and into the side setback, provided they are set back at least three feet (3') from any side lot line. In cases where, due to topography or other site characteristics, a wheelchair ramp cannot meet this standard, a minor modification may be requested according to the approval criteria and procedures for minor modifications contained in chapter 4, article B of this title.
5. Adjustments To Principal Building Setback Requirements:
a. A minor modification to reduce principal building setback requirements may be requested according to the approval criteria and procedures for minor modifications contained in chapter 4, article B of this title.
b. A special exception may be requested to reduce principal building setback requirements beyond what is allowed by minor modification. The board of adjustment may adjust setback requirements if the owner or lawful occupant of a property demonstrates that the general special exception approval criteria and the following specific approval criteria have been satisfied:
(1) The situation is peculiar to the property in question;
(2) There is practical difficulty in complying with the setback requirements;
(3) Granting the exception will not be contrary to the purpose of the setback regulations; and
(4) Any potential negative effects resulting from the setback exception are mitigated to the extent practical.
(5) The subject building will be located no closer than three feet (3') to a side or rear property line, unless the side or rear property line abuts a public right of way or permanent open space.
C. Height Standards:
1. Purpose: The height regulations are intended to promote a reasonable building scale and relationship between buildings; provide options for light, air, and privacy; and discourage buildings that visually dominate other buildings in the vicinity.
2. Standards: Generally, the maximum height standards for principal structures in the industrial and research zones are stated in table 2D-2, located at the end of this section. Height standards for accessory buildings are addressed in chapter 4, article C, "Accessory Uses And Buildings", of this title.
3. Exemptions: If allowed in the subject zone, the following structures or parts thereof are exempt from the maximum height standards, provided an increase in height does not conflict with chapter 6, "Airport Zoning", of this title:
a. Chimneys or flues.
b. Spires on religious or other institutional buildings.
c. Cupolas, domes, skylights and other similar roof protrusions not used for the purpose of obtaining habitable floor space.
d. Farm structures, including barns, silos, storage bins and similar structures when accessory to an allowed agriculture use.
e. Flagpoles that extend not more than ten feet (10') above the height limit or not more than five feet (5') above the highest point of the roof, whichever is less.
f. Grain elevators.
g. Parapet or fire walls.
h. Poles, towers and other structures accessory to a basic utility use, such as streetlights and utility poles.
i. If allowed in the subject zone, basic utilities and communication transmission facilities are exempt from the base zone height standards, but are subject to any limitations set forth in chapter 4, article B of this title.
j. Roof structures, including solar energy systems, elevator bulkheads, stairways, ventilating fans, cooling towers and similar necessary mechanical and electrical appurtenances required to operate and maintain the building.
k. Stacks.
l. Storage tanks and water towers.
m. Television antennas and similar apparatus.
4. Adjustment Of Maximum Height Standards:
a. The maximum height for a principal building may be increased; provided, that for each foot of height increase above the height standard, the front, side, and rear setbacks are each increased by an additional two feet (2'); and provided, that an increase in height does not conflict with the provisions of chapter 6, "Airport Zoning", of this title.
b. A minor modification may also be requested to adjust the maximum height for a particular building or property according to the procedures and approval criteria for minor modifications contained in chapter 4, article B of this title.
D. Maximum Lot Coverage Standards:
1. Purpose: The maximum lot coverage standard helps to define the character of zone by limiting the land area that can be covered by buildings. These standards work in conjunction with the minimum lot requirements and height standards to determine how built up an area appears.
2. Standards: The maximum lot coverage standards for the industrial and research zones are stated in table 2D-2, located at the end of this section. The maximum lot coverage standard establishes the percentage of the total area of a lot that can be covered by buildings. The total footprint of all buildings on the property, including both principal and accessory buildings, is used to calculate the lot coverage.
Minimum Lot Requirements | Minimum Setbacks | Maximum Height (ft.) | Maximum Lot Coverage (percent) | |||||
Zone | Total Area (s.f.) | Width (ft.) | Minimum Frontage (ft.) | Front (ft.) | Side (ft.) | Rear (ft.) | ||
I-1 | none | none | none | 201 | 01 | 01 | 45 | none |
I-2 | none | none | none | 100 | 01 | 01 | 45 | none |
RDP | 1 acre | none | none | 201 | 01 | 01 | 45 | 50 |
ORP | 7 acres | none | none | 150 | 100 | 100 | none | none |
Note to table 2D-2:
1. A setback is not required where a side or rear lot line abuts a nonresidential zone. However, where a side or rear lot line abuts a residential zone, a setback at least equal to the required setback in the abutting residential zone must be provided along the residential zone boundary. In addition, any building containing an industrial use must be set back at least 100 feet from any residential zone boundary.
(Ord. 05-4186, 12-15-2005; amd. Ord. 09-4365, 12-1-2009; Ord. 23-4893, 1-24-2023)