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(a) Location. It is intended that the I-4 zone be located in an area designated for low- intensity, light industrial use on an adopted and approved master or sector plan. The I-4 zone is also appropriate as a transitional industrial zone between a residentially zoned area and land classified in the I-1 and the I-2 zones.
(b) Area requirements.
(1) No tract of land shall be zoned I-4 unless it has an area of at least 10 acres; except that a tract with an area of not less than 2 acres may be permitted where such tract adjoins and has a common boundary with an I-1, I-2, or I-3 zone, or where such tract is recommended for I-4 zoning on an approved and adopted master or sector plan.
(2) Within any I-4 zoned area located outside of a Transit Station Development Area, each main building erected, together with any accessory building, must be located on a separate lot having an area of at least one acre.
(c) Floor area. The total floor area of a building, not including parking areas, must not exceed FAR 1.0.
(d) Off-street parking. The off-street parking required by article 59-E must be provided on land that is classified in the I-4 zone. In the I-4 zone, all off-street parking areas must be set back at least as follows unless development occurs under the optional method of development, as specified in paragraph (e):
(1) Fifty feet from any residential zone unless the adjoining residential property is recommended on an approved and adopted master or sector plan for commercial or industrial zoning or has an approved special exception for off-street parking in connection with a commercial use, then the setback shall be not less than 10 feet;
(2) Ten feet from any commercial or industrial zone;
(3) Twenty-five feet from a limited access freeway, a major highway, an arterial road, a railroad or utility right-of-way, or a local street or private drive within the industrial park.
(e) Optional method of development. In order to encourage the orderly grouping and planned development of low-intensity, light industrial parks, and to generally enhance the appearance of such planned industrial areas without requiring the extensive building and parking setbacks normally applicable, the following optional method of development may be permitted if the site plan approval procedures in Division 59-D-3 are satisfied. If the optional method of development is used, all of the requirements of the I-4 zone must be satisfied except as follows:
(1) Setbacks. Under the optional method of development, all buildings must be set back at least 50 feet from any residential zone except as follows:
(A) If the lot adjoins a residential zone that is recommended on an approved and adopted master or sector plan for a non-residential land use, the Planning Board may approve a lesser setback upon a finding that the resulting development would not have an adverse impact on such adjoining land;
(B) If the lot adjoins a residentially zoned property that contains physical features that would permit a lesser setback or that is developed with or dedicated to non-residential use, the Planning Board may approve a lesser setback if it finds that the resulting development would not have an adverse impact on the use of such adjoining land.
(2) Off-street parking. Under the optional method of development, off-street parking must be provided as required in article 59-E and the minimum setbacks under section 59-C-5.44(d), off-street parking, shall not apply.
(3) Area requirements. Under the optional method of development, the one-acre minimum lot size requirement of subsection 59-C-5.44(b)(2) may be waived by the Planning Board for:
(A) lots recorded before February 4, 1986; and
(B) lots recorded before February 4, 1986 that are assembled and resubdivided after February 4, 1986, if the Planning Board finds that the consolidation will result in a more desirable form of development than would occur without the waiver. More than one main building and accessory building may be located on a lot, provided that the lot has an area of at least one acre.
(f) Special Standards - Transit Station Development Area
(1) Review requirements. The following special standards may be applied by the Planning Board for a lot in a Transit Station Development Area through the site plan approval procedures of Division 59-D-3.
(2) Area requirements. A main building and one accessory building may be located on a separate lot that is smaller than one acre but at least 5,000 square feet. However, more than one main building and accessory building may be located on such a lot if the Planning Board finds this to result in a better design for the lot.
(3) Setbacks from mixed-use and residential zones. Any building must be set back at least 50 feet from any mixed-use or residential zone. The Planning Board may approve a lesser setback if it finds that a lesser setback would not have an adverse impact on adjoining residentially or mixed-use zoned property.
(4) Setbacks from a street. The Planning Board may approve any building to be set back not less than 10 feet from:
A. an arterial road that separates the industrial area from a commercial zone; or
B. an arterial road, local street, or private right-of-way within the industrial area.
(5) Off-street parking. Off-street parking must be provided as required under article 59-E, except that the Planning Board may waive the minimum setback requirement to achieve a better development design.
(6) Green Area. The Planning Board may approve a reduction of the green area requirement to no less than 10% of the gross tract area. A maximum of 50% of the required green area may be located off-site in the same Transit Station Development Area.
(7) Accessory Residential Unit. One or more accessory residential units may be approved subject to the following:
B. Before issuance of a building permit, the property owner must sign a declaration of use, including all the standards for the use as approved, to provide notice to future owners of the property of its status as a limited residential use subject to the conditions of the approval.
59-C-5.441. Special provisions for lots containing pre-existing uses. Where land, improved by existing lawfully conforming structures and uses under the standards and special regulations of the immediately preceding zone, is reclassified to the I-4 zone and the standards of the I-4 zone do not allow such structures and uses, such structures and uses may continue as conforming structures and uses as of the date of reclassification. However, additions or structural alterations cannot increase the amount of floor area devoted to such uses by more than 10 percent. Any such increase in floor area must conform to the setback, height, floor area ratio, and green area regulations required in Section 59-C-5.35 or Section 59-C-5.44, as applicable.