§ 255-61. Development requirements; plan.

The general plan for an office center shall be executed in accordance with the following essential conditions:

   A.   The development shall consist of a harmonious selection of uses and groupings of buildings , service and parking areas, circulation and open spaces, planned and designed as an integrated unit, in such a manner as to constitute a safe, efficient and convenient office center.

   B.   The proposed development shall be constructed in accordance with an overall plan and shall be designed with complementary architectural concepts and with appropriate landscaping.

   C.   The total lot area shall be not less than 25 acres.

   D.   All buildings shall be arranged in a well-related manner.

   E.   The maximum building coverage shall be 20% of the square foot area of the lot , plus 2.5% per acre multiplied by the lot area in acres, not to exceed 40%. For example: lot area of two acres: 20% plus 5% (2 times 2.5) equals 25%. Impervious surface : the maximum impervious surface of a lot shall not exceed 60%. [Amended 9-14-2004 by Ord. No. 1138]

   F.   The maximum height of any building or structure erected or enlarged in an OC Office Center District shall be 65 feet. The height of a building shall be a building's vertical measurement from the mean level of the ground abutting the building to a point midway between the highest and the lowest points of the main roof levels. Said height may be increased by parapets, but not in excess of three feet; and by chimneys and housings for equipment, provided that said housings for equipment shall not be in excess of 15 feet in height and provided that they shall not occupy more than 10% of the roof area. Building units constructed with continuous walls and joined on several floor levels shall be considered one building in calculating building height.

   G.   Adequate areas shall be provided for loading and unloading of delivery trucks and other vehicles, servicing of offices by refuse collection, fuel, fire and other service vehicles; automobile accessways; and pedestrian walks All areas provided for use by vehicles and all pedestrian walks shall be constructed in accordance with Township specifications. Service areas shall be screened from view from any abutting roadway and from within the parking area.

   H.   Provision shall be made for safe and efficient ingress and egress to and from public streets and highways servicing the office center without undue congestion to or interference with normal traffic flow. The governing body shall satisfy itself as to the adequacy of the thoroughfares to carry the additional traffic engendered by the office center. The developer shall obtain from the governing body permission to determine and locate the access to the abutting highways. Should the concerned governing body require as a condition of approval the erection and maintenance of a traffic control system, the required system shall be erected at the cost of the developer.

   I.   No building may be located closer than:

      (1)   Two hundred feet to a public highway or right-of-way , except as provided in Subsection I(3) herein;

      (2)   One hundred fifty feet to any property line, except as provided in Subsection I(3) herein;

      (3)   One hundred feet to any toll or controlled public highway; and (4) One hundred fifty feet to any residential zoned district.

   J.   No parking area may be located closer than:

      (1)   Two hundred feet to a public highway or right-of-way except as provided in Subsection J(3) herein;

      (2)   Fifty feet to any property line or any residential zoned district; and (3) Fifty feet to any toll or controlled public highway.

   K.   No service area may be located closer than 100 feet to a residential zoned district. A service area shall include the area provided for the loading and unloading of delivery trucks and other vehicles and the servicing of offices by refuse collection, fuel, fire and other service vehicles.

   L.   No driveway may be located closer than 25 feet to a side or rear property line adjacent to an agricultural or residential zoned district.

   M.   Adequate off-street parking shall be provided in accordance with the requirements of Article XIX, § 255-135C(5) of this chapter.

   N.   Where parking areas and/or buildings in an office center are located within 200 feet of an abutting residential district, there shall be a buffer area along that portion of the residential district line which is within 200 feet of said parking area and/or buildings , which buffer area shall be at least 25 feet measured from the residential district line, and said buffer area shall be used for no purpose other than planting and landscaping. There shall be a twenty-five-foot buffer area along street frontage occupied by an OC Office Center District, which area shall be used for no purpose other than planting and landscaping.

   O.   Parking, loading or service areas used by motor vehicles shall be located entirely within the lot lines of the office center and shall be physically separated from public streets .

   P.   All utility lines within the lot lines of the office center district shall be placed underground.

   Q.   All materials, including trash, supplies, rubbish, refuse, etc., shall be stored within the buildings . They shall not be handled so as to give rise to smoke, odor or litter. An odor violation will be determined in accordance with Chapter 158 of this Code. [Amended 5-13-1997 by Ord. No. 943]

   R.   Lighting facilities shall be arranged in a manner which will protect the highways and neighboring properties from unreasonable direct glare or hazardous interference of any kind.

   S.   No office center permitted in an office center district shall be erected or used that is not adequately served with both public sanitary sewers and public water. This section shall not be interpreted to exclude the use of water obtained from the surface or ground, provided that such sources can be developed on the premises without impairment to similar services on adjacent or nearby properties or to public water supplies. No on-site sanitary sewer disposal system shall be permitted.

   T.   For the purpose of calculating the minimum area lot dimension and yard requirements established by this section, a single planned office center district cannot lie on two sides of a public street or highway. Any area designated as being an OC Office Center District and lying on both sides of a public street or highway shall be deemed to be two Office Center Districts, and all minimum requirements shall be met by buildings on each side of said public street or highway as separate districts. The OC Office Center District shall be unified and contiguous in shape.

   U.   The governing body may prescribe particular requirements or any further reasonable conditions deemed appropriate with respect to the suitability of the office center in harmonious relationship to surrounding areas.